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1234 Main St.
Olympia, Washington 98502
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

Scope of Inspection

Thank you for choosing Herron Inspection Services to perform your home inspection. The goal of this inspection and report is to put you in a better position to make an informed real estate decision. This report is a general guide and provides you with some objective information to help you make your own evaluation of the overall condition of the home and is not intended to reflect the value of the property, or to make any representation as to the advisability of purchase. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or warranty of any kind.

Herron Inspection Services performs all inspections in compliance with the Washington State Standards of Practice (WA SOP's). The readily accessible, visually observable, installed systems and components of the home are inspected in accordance with the WA SOP's (available upon request or can be viewed online at https://apps.leg.wa.gov/wac/default.aspx?cite=308-408c) except as may be noted in the Limitations of Inspection sections within this report. This report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported and recommendations for correction or monitoring are made as appropriate. When systems or components designated in the WA SOP's are present but are not inspected, the reason(s) the item was not inspected is reported as well. Please refer to the pre-inspection agreement for a full explanation of the scope of the inspection.

The report is effectively a snapshot of the house, recording the conditions at a certain date and time. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, The Home Inspector is available to revisit the property and update the report.

Your report includes many photographs. Pictures in this report are used to show an example of the defect mentioned. Not all the defects found will be pictured. Some pictures are intended as a courtesy and are added for your information. Some are to help clarify where the inspector has been, what was looked at, and the condition of the system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you to see areas or items that you would not normally see. Not all problem areas or conditions will be supported with photos.

The report has been prepared for your exclusive use as my client. No use by third parties is intended. I will not be responsible to any parties for the contents of the report other than the party named herein. The report itself is copyrighted and may not be used in whole or in part without Herron Inspection Services express written permission.

The Summary Page is provided to allow the reader a brief overview of the report. This page is not all encompassing. Reading this page alone is not a substitute for reading the report in its entirety. The entire Inspection Report, including the WA SOP's, limitations, Scope of the Inspection and Pre-Inspection Notice and Agreement must be carefully read to fully assess the findings of the inspection. This list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified by consulting an attorney or real estate agent.

It is recommended that any deficiencies and the components/systems related to those noted in the report be evaluated as needed by licensed contractors/professionals prior to purchasing the home. Further evaluation is recommended so that the licensed contractor/professional can further evaluate and inspect the remainder of the system or component for additional concerns that may be outside the scope of the inspection.

Thank you for your business and the opportunity to conduct this inspection for you. I am available to you throughout the entire real estate transaction process. Should you have any questions please call or email.


Please refer to the pre-inspection agreement for a full explanation of the scope of the inspection.

1 - Inspection Details

In Attendance
Home Owner, Client
Main Entrance Faces
South
Occupancy
Furnished, Occupied
House in Perspective
Single Family, 1 Story Home
Temperature (approximate)
80 Fahrenheit (F)
Weather Conditions
Clear
Approximate Age of Home
1971
Definitions

Any recommendation for repair/replacement, to install or correction of any component or system should be performed by a licensed/certified or qualified person/professional.

Maintenance Items - Items in blue are components that were found to be in need of general maintenance and/or may need minor repairs.  These items can often be repaired/replaced by a handyman or DIY.  Also included in this section are items that were at the end of their useful service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection.  Replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc.

Recommendations - Items in orange are items that we recommend to repair/replace or have installed/corrected by a licensed/certified or qualified professional in a timely manner.  These items are not considered routine maintenance.

Safety Hazards - Items in red are safety hazards and immediate attention items that we recommend to repair/replace or have installed/corrected by a licensed/certified or qualified professional as soon as possible.

Structure

An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs;

ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.

(1) The inspector will:

Describe the type of building materials comprising the major structural components.

 Enter and traverse attics and sub-floor crawlspaces.

 Inspect

(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and

the visible roof structure and attic components where readily and safely accessible.

(b) Sub-floor crawlspaces and basements for indications of flooding and moisture penetration.

 Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not

required when probing will damage any finished surface or where no deterioration is suspected.

 Describe any deficiencies of these systems or components.

 Report all wood rot and pest-conducive conditions discovered.

 Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.

(2) The inspector is not required to:

Enter

(a) Sub-floor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath

floor joists and twelve inches beneath girders (beams).

(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector's opinion, are hazardous to the health and

safety of the inspector or will cause damage to components of the home.

 Move stored items or debris or perform excavation to gain access.


Exterior

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies,

handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

(1) The inspector will:

Describe the exterior components visible from ground level.

Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves,

soffits, fascias and visible exterior portions of chimneys.

Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage

any finished surface or where no deterioration is suspected.

Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Inspect

(a) Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling.

(b) Safety type glass or the integrity of thermal window seals.

(c) Flues or verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

Test or evaluate the operation of security locks, devices or systems.

Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade.

Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.


Roofs

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and

the portions of the chimneys and flues visible from the exterior.

(1) The inspector will:

Traverse the roof to inspect it.

 Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.

 Report the manner in which the roof is ventilated.

 Describe the type and general condition of roof coverings.

 Report multiple layers of roofing when visible or readily apparent.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the

roof must be reported.

 Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.

 Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.

 Operate powered roof ventilators.

 Predict remaining life expectancy of roof coverings.


Plumbing System

An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.

(1) The inspector will:

(a) Describe the visible water supply and distribution piping materials; drain, waste and vent materials; water-heating equipment.

(b) Report

(i) The presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry.

(ii) The presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found.

(iii) The presence of the temperature and pressure relief (TPR) valve and associated piping.

(iv) Whether or not the water temperature was tested and state that the generally accepted safe water temperature is one hundred twenty degrees Fahrenheit.

(c) Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing and the domestic hot water system when possible.

(d) Operate fixtures in order to observe functional flow.

(e) Check for functional drainage from fixtures.

(f) Describe any deficiencies of these systems or components in the inspection report.

(2) The inspector is not required to:

(a) Operate any valves, including faucets of freestanding or built-in appliances or fixtures, if the outlet end of the valve or faucet is connected or intended to be connected

to an appliance.

(b) Inspect

(i) Any system that is shut down or winterized.

(ii) Any plumbing components not readily accessible.

(iii) Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains.

(iv) Fire sprinkler systems.

(v) Water-conditioning equipment, including softeners and filter systems.

(vi) Private water supply systems.

(vii) Gas supply systems.

(viii) Interior components of exterior pumps or sealed sanitary waste lift systems.

(ix) Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation.

(c) Test

(i) Pressure or temperature/pressure relief valve.

(ii) Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials.

(d) Determine

(i) The potability of any water supply whether public or private.

(ii) The condition and operation of water wells and related pressure tanks and pumps.

(iii) The quantity of water from on-site water supplies.

(iv) The quality or the condition and operation of on-site sewage disposal systems such as waste ejector pumps, cesspools, septic tanks, drain fields, related underground

piping, conduit, cisterns, and related equipment.

(e) Ignite pilot lights.


Electrical System

The inspection of the electrical system includes the service drop through the main panel; sub-panels including feeders; branch circuits, connected devices, and lighting

fixtures.

(1) The inspector will:

(a) Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers) and the

type of branch wiring used.

(b) Report

(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.

(ii) When no connection to a service grounding electrode can be confirmed.

(c) Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and

sub-electric panel cover(s).

(d) Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed

electrician should inspect the system to ensure it's safe.

(e) Verify

(i) The operation of a representative number of accessible switches, receptacles and light fixtures.

(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.

(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.

(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.

(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.

(h) Report on any circuit breaker panel or sub-panel known within the home inspection profession to have safety concerns.

(i) Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Insert any tool, probe or testing device into the main or sub-panels.

(b) Activate electrical systems or branch circuits that are not energized.

(c) Operate circuit breakers, service disconnects or remove fuses.

(d) Inspect ancillary systems, including but not limited to:

(i) Timers.

(ii) Security systems.

(iii) Low voltage relays.

(iv) Smoke/heat detectors.

(v) Antennas.

(vi) Intercoms.

(vii) Electrical deicing tapes.

(viii) Lawn sprinkler wiring.

(ix) Swimming pool or spa wiring.

(x) Central vacuum systems.

(xi) Electrical equipment that's not readily accessible.

(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and sub-panels.

(f) Move any objects, furniture, or appliances to gain access to any electrical component.

(g) Test every switch, receptacle, and fixture.

(h) Remove switch and receptacle cover plates.

(i) Verify the continuity of connected service ground(s).


Heating System

The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary

heating units.

(1) The inspector will:

(a) Describe the type of fuel, heating equipment, and heating distribution systems.

(b) Operate the system using normal readily accessible control devices.

(c) Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable.

(d) Inspect

(i) The condition of normally operated controls and components of systems.

(ii) The condition and operation of furnaces, boilers, heat pumps, electrical central heating units and distribution systems.

(iii) Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles.

(iv) Each habitable space in the home to determine whether or not there is a functioning heat source present.

(v) Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion.

(vi) Electric baseboard and in-wall heaters to ensure they are functional.

(e) Report any evidence that indicates the possible presence of an underground storage tank.

(f) Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Ignite pilot lights.

(b) Operate:

(i) Heating devices or systems that do not respond to normal controls or have been shut down.

(ii) Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment.

(c) Inspect or evaluate

(i) Heat exchangers concealed inside furnaces and boilers.

(ii) Any heating equipment that is not readily accessible.

(iii) The interior of chimneys and flues.

(iv) Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers; solar heating systems; or concealed distribution systems.

(d) Remove covers or panels that are not readily accessible or removable.

(e) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

(f) Evaluate whether the type of material used to insulate pipes, ducts, jackets and boilers is a health hazard.

(g) Determine:

(i) The capacity, adequacy, or efficiency of a heating system.

(ii) Determine adequacy of combustion air.

(h) Evaluate thermostats or controls other than to confirm that they actually turn a system on or off.


Air Conditioning Systems

The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.

(1) The inspector will:

(a) Describe the central air conditioning system and energy sources.

(b) Operate the system using normal control devices and measure and record temperature differential.

(c) Open readily accessible access panels or covers provided by the manufacturer or installer.

(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.

(e) Describe any deficiencies of these systems or components in the inspection report.

(2) The inspector is not required to:

(a) Activate cooling systems that have been shut down.

(b) Inspect

(i) Gas-fired refrigeration systems.

(ii) Evaporative coolers.

(iii) Wall or window-mounted air-conditioning units.

(iv) The system for refrigerant leaks.

(c) Check the coolant pressure/charge.

(d) Determine the efficiency, or adequacy of the system.

(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or

when doing so might damage the equipment.

(f) Remove covers or panels that are not readily accessible.

(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

(h) Determine how much current the unit is drawing.

(i) Evaluate digital-type thermostats or controls.


Interiors

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.

(1) The inspector will:

(a) Verify

That steps, handrails, guardrails, stairways and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster

spacing exceeds four inches.

(b) Inspect

(i) The overall general condition of cabinets and countertops.

(ii) Caulking and grout at kitchen and bathroom counters.

(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.

(iv) The condition and operation of a representative number of windows and doors.

(c) Comment on the presence or absence of smoke detectors.

(d) Describe any noncosmetic deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Report on cosmetic conditions related to the condition of interior components.

(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.


Insulation and Ventilation

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and sub-grade areas as well as

the installed mechanical ventilation systems.

(1) The inspector will:

Inspect the insulation, ventilation and installed mechanical systems in viewable and accessible attics and unfinished sub-floor areas.

 Describe the type of insulation in viewable and accessible unconditioned spaces.

 Report missing or inadequate vapor barriers in sub-floor crawlspaces with earth floors.

 Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible.

 Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls.

 Determine the thickness or R-value of insulation above the ceiling, in the walls or below the floors.


Fireplaces and Stoves

Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.

(1) The inspector will:

Describe fireplaces and stoves.

Inspect dampers, fireboxes and hearths.

Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Inspect flues and verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

Ignite fires in a fireplace or stove.

Determine the adequacy of draft.

Perform a chimney smoke test.

Inspect any solid fuel device being operated at the time of the inspection.

Evaluate the installation or adequacy of fireplace inserts.

Evaluate modifications to a fireplace, stove, or chimney.

Dismantle fireplaces or stoves to inspect fireboxes or remove rain caps to inspect chimney flues.


Site

The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the

structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure.

(1) The inspector will:

(a) Describe the material used for driveways, walkways, patios and other flatwork around the home.

(b) Inspect

(i) For serviceability of the driveways, steps, walkways, patios, flatwork and retaining walls contiguous with the structure.

(ii) For proper grading and drainage slope.

(iii) Vegetation in close proximity to the home.

(c) Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Inspect fences, privacy walls or retaining walls that are not contiguous with the structure.

Report the condition of soil, trees, shrubs or vegetation unless they adversely affect the structure.

Evaluate hydrological or geological conditions.

Determine the adequacy of bulkheads, seawalls, breakwalls, and docks.


Attached Garages or Carports

The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation

of the home.

(1) The inspector will:

Inspect the condition and function of the overhead garage doors and associated hardware.

 Test the function of the garage door openers, their auto-reverse systems and secondary entrapment devices (photoelectric and edge sensors) when present.

 Inspect the condition and installation of any pedestrian doors.

 Inspect fire separation between the house and garage when applicable.

 Report as a fire hazard the presence of any ignition source (gas and electric water heaters, electrical receptacles, electronic air cleaners, motors of installed appliances,

etc.) that is within eighteen inches of the garage floor.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Determine whether or not a solid core pedestrian door that is not labeled is fire rated.

 Verify the functionality of garage door opener remote controls.

 Move vehicles or personal property.

Operate any equipment unless otherwise addressed in the SOP

2 - Structural Components

Inspection Method
Attic Access, Visual
Foundation, Basement & Crawlspaces: Material
Poured Concrete, Slab on Grade
Columns & Beams: Material
Not Visible
Floor Structure: Basement/Crawlspace Floor
N/A
Floor Structure: Material
Poured Concrete
Wall Structure: Material
Wood Framed
Ceiling Structure: Material
Joists
Roof Structure & Attic: Material
Trusses, Plywood Sheathing

Structure

An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.

(1) The inspector will:

Describe the type of building materials comprising the major structural components.

Enter and traverse attics and sub-floor crawlspaces.

Inspect

(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, sub-floors, chimney foundations, stairs and the visible roof structure and attic components where readily and safely accessible.

(b) Sub-floor crawlspaces and basements for indications of flooding and moisture penetration.

Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.

Describe any deficiencies of these systems or components.

Report all wood rot and pest-conducive conditions discovered.

Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.

(2) The inspector is not required to:

Enter

(a) Sub-floor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath girders (beams).

(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home.

Move stored items or debris or perform excavation to gain access.

Credit
Comment
2.1.1 - Foundation, Basement & Crawlspaces

Moderate Slab Cracks

Moderate cracking (vertical cracks around 1/4" wide or larger) was noted at the slab walls. This indicates some structural movement. Slab cracks were not visible inside the home due to floor coverings (carpet, tile, wood etc.). Recommend monitoring for more serious shifting/displacement or contacting a qualified contractor for further evaluation. 

Here is an informational article on foundation cracks.

Contractor Qualified Professional

3 - Roofing

Inspection Method
Walked the Roof
Coverings: Material
Asphalt Shingle
Roof Drainage Systems: Gutter/Downspout Material
Aluminum, Discharge above and below grade
Flashings: Material
Metal
Chimneys: Material
Masonry
Skylights: Type
N/A
Approximate Age
Approximate age of the roof is 15-20 years old

Roofs

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.

(1) The inspector will:

Traverse the roof to inspect it.

 Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.

 Report the manner in which the roof is ventilated.

 Describe the type and general condition of roof coverings.

 Report multiple layers of roofing when visible or readily apparent.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the roof must be reported.

 Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.

 Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.

 Operate powered roof ventilators.

Predict remaining life expectancy of roof coverings.

Credit
Comment
3.1.1 - Coverings

Fair Condition

The roofing is in fair condition and shows evidence of normal wear and tear with some granular loss.  I did not see evidence of active leaks nor the need for immediate major repair.  Asphalt Shingles have a typical lifespan of 20-25 years.

Mag glass Monitor
Credit
Comment
3.1.2 - Coverings

Moss Growth

The roofing shows evidence of moss and organic build up in shaded areas or on the north side. This condition may reduce the life expectancy of the roofing or cause leaks. Trimming or removing trees could improve this condition. If there are no trees, chemical and other treatments are available for moss removal.  Avoid treatments that could damage the roofing material.

Contractor Qualified Professional
Credit
Comment
3.2.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
Credit
Comment
3.2.2 - Roof Drainage Systems

Gutter Damaged
West, North

Gutters were damaged in some areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Chimneys

Chimney Damaged

Chimney damage was visible at the time of inspection. Further investigation and repair by a qualified contractor will be needed to determine the extent of the damage to the chimney, chimney flue, roof structure and fireplace. Multiple repairs may be needed for the fireplace and chimney to be operational. 

Contractor Qualified Professional

4 - Exterior

Inspection Method
Visual
General Comment

The exterior of the home is in generally good condition.

Wall Coverings: Siding Material
Composite Hardboard
Eaves, Soffits & Fascia: Material
Wood, Composite Hardboard
Exterior Doors: Material
Metal
Window/Door Frames & Trim: Material
Wood, Composite
Garage: Material & Type
Wood, Automatic Opener Installed
Decks, Balconies, Porches & Steps: Material
Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Walkways & Patios
Concrete
Surface Drainage: Grading
Graded away from house
Retaining Walls: Material
N/A
Garage: Auto Reverse Operational

The auto reverse mechanism on the overhead garage door responded properly to testing. This safety feature should be tested regularly as a door that doesn't reverse can injure someone or fall from the ceiling. Refer to the owner's manual or contact the manufacturer for more information.

Exterior

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

(1) The inspector will:

Describe the exterior components visible from ground level.

 Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

 Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Inspect

(a) Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling.

(b) Safety type glass or the integrity of thermal window seals.

(c) Flues or verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

 Test or evaluate the operation of security locks, devices or systems.

 Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade.

Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.

Credit
Comment
4.2.1 - Eaves, Soffits & Fascia

Fascia - Damaged

One or more sections of the fascia are damaged and/or missing. Recommend qualified contractor evaluate & repair. The gutters are connected to the rafter structure. There is no fasica present.

Contractor Qualified Professional
Credit
Comment
4.2.2 - Eaves, Soffits & Fascia

Soffit Scrape and Paint
West, East, North

The soffit needs to be scraped and painted to preserve. Any rotted areas will need to be replaced. Repair by a qualified party is recommended. 

Tools Handyman/DIY
Credit
Comment
4.4.1 - Window/Door Frames & Trim

Storm Window Cracked
Kitchen

One or more of the storm windows is cracked and need to be replaced. Watch for unsafe loose glass. Repair by a qualified contractor is recommended.

Contractor Qualified Professional
Credit
Comment
4.5.1 - Garage

Garage Fire Proofing

Openings in the walls and ceiling of the garage that are attached to the living spaces need to be sealed with appropriate material for proper fire separation. These openings are usually found at flue and ductwork penetrations. Repair by a qualified party is recommended. 

Contractor Qualified Professional
Credit
Comment
4.6.1 - Decks, Balconies, Porches & Steps

Deck - Built on Grade

The deck or portions of the deck have been built at grade level. This configuration is prone to rot and insect activity.

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

Garage Floor Settlement

Garage floor settlement was visible. This area will need to be monitored for additional movement and repaired as necessary. Sealing openings to prevent moisture penetration is recommended. 

Mag glass Monitor

5 - Electrical

Size of Service
200 AMP 120/240v Main Service
Service Drop & Conductors
Aluminum
Service Equipment/Main Disconnect
Main Service Rating 200 AMP, Breakers
Service Grounding
Copper, Grounding Rod Connection
Panel Capacity
200 AMP
Distribution Wiring
Braided Aluminium, Copper
Wiring Method
Non-Metallic Cable "Romex"
Switches/Receptacles
Grounded and Ungrounded
GFCI & AFCI Locations
None
Smoke & Carbon Monoxide Detectors
Smoke Detectors Present
Numerous Repairs Needed

Inspection of the electrical system revealed the need for numerous repairs. These should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted for further investigation and repair.

Electrical System

The inspection of the electrical system includes the service drop through the main panel; sub-panels including feeders; branch circuits, connected devices, and lighting fixtures.

(1) The inspector will:

(a) Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers) and the type of branch wiring used.

(b) Report

(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.

(ii) When no connection to a service grounding electrode can be confirmed.

(c) Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and sub-electric panel cover(s).

(d) Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed electrician should inspect the system to ensure it's safe.

(e) Verify

(i) The operation of a representative number of accessible switches, receptacles and light fixtures.

(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.

(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.

(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.

(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.

(h) Report on any circuit breaker panel or sub-panel known within the home inspection profession to have safety concerns.

(i) Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Insert any tool, probe or testing device into the main or sub-panels.

(b) Activate electrical systems or branch circuits that are not energized.

(c) Operate circuit breakers, service disconnects or remove fuses.

(d) Inspect ancillary systems, including but not limited to:

(i) Timers.

(ii) Security systems.

(iii) Low voltage relays.

(iv) Smoke/heat detectors.

(v) Antennas.

(vi) Intercoms.

(vii) Electrical deicing tapes.

(viii) Lawn sprinkler wiring.

(ix) Swimming pool or spa wiring.

(x) Central vacuum systems.

(xi) Electrical equipment that's not readily accessible.

(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and sub-panels.

(f) Move any objects, furniture, or appliances to gain access to any electrical component.

(g) Test every switch, receptacle, and fixture.

(h) Remove switch and receptacle cover plates.

(i) Verify the continuity of connected service ground(s).

Credit
Comment
5.2.1 - Main and Distribution Panels

Breaker Incorrectly Wired

Circuit breaker was incorrectly wired / installed.  This indicates that work was probably not performed by a licensed electrician and poses a safety hazard. Recommend that a licensed electrician check the entire panel and repair and replace as need.  

Electric Electrical Contractor
Credit
Comment
5.2.2 - Main and Distribution Panels

Federal Pacific

A Federal Pacific Stab-Lok electrical panel was observed in the home. These service panels and breakers are considered to be an electrical/fire hazard. The breakers have been known to fail to trip in response to over-current, which can lead to electrical fires. Further investigation by a qualified electrical contractor is recommended. 

Electric Electrical Contractor
Credit
Comment
5.2.3 - Main and Distribution Panels

No Main Disconnect

No main electrical disconnect was found at the main electrical distribution panel or exterior meter. Further investigation and repair by a qualified electrical contractor is recommended. 

Electric Electrical Contractor
Credit
Comment
5.2.4 - Main and Distribution Panels

Panel Cover Screws

The screws that hold the main electrical panel cover in place need to be replaced with appropriate panel screws to prevent damage to the interior wiring. Missing cover screws will also need to be replaced. Repair by a qualified party is recommended. 

Contractor Qualified Professional
Credit
Comment
5.3.1 - Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage

Exposed Ends & Splices
Garage

All wire connections & charged wires with exposed ends and splices should be covered in junction boxes for safety. Recommend a qualified electrician correct. 

Electric Electrical Contractor
Credit
Comment
5.4.1 - Connected Devices and Fixtures

Cover Plates Missing
Dining Room, Northwest Bedroom

One or more receptacles have missing and/or damaged cover plates. This causes short and shock risk. Repair/replacement is recommended for safety.

Tools Handyman/DIY
Credit
Comment
5.4.2 - Connected Devices and Fixtures

Light Inoperable
Kitchen Cabinet

One or more lights are not operating. If the bulbs are not blown, the circuit should be repaired. 

Tools Handyman/DIY
Credit
Comment
5.4.3 - Connected Devices and Fixtures

Outlet damage
South Living Room

One or more damaged outlets were found and need to be replaced for proper operation.  Repair by a qualified electrical contractor is recommended.

Electric Electrical Contractor
Credit
Comment
5.5.1 - Polarity and Grounding of Receptacles

Outlet(s) Not Grounded
Living Room

One or more outlets are not grounded. Non-grounded 3-prong outlets need to be repaired for proper operation and safety. Outlets that need repair are marked with white stickers. Recommend a qualified electrician replace non-grounded outlets with grounded ones.

Electric Electrical Contractor
Credit
Comment
5.6.1 - GFCI & AFCI

No GFCI Protection Installed
Kitchen, Bathrooms, Garage, Exterior

No GFCI (Ground-Fault Circuit Interrupter) protection present in all required locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all required locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor
Credit
Comment
5.7.1 - Smoke Detectors

Additional Recommended

An insufficient amount of smoke detectors/alarms were found in the home. The installation of smoke detectors in the bedrooms and outside sleeping areas is recommended.

Tools Handyman/DIY
Credit
Comment
5.8.1 - Carbon Monoxide Detectors

Needed

It is recommended to install carbon monoxide detectors/alarms within the home as to today's standards. Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater, space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. 

Tools Handyman/DIY

6 - Heating

Heating Equipment: Energy Source
Gas
Heating Equipment: Heat Type
Forced Air Furnace
Heating Equipment: Brand
Trane
Heating Equipment: Approximate Age
2007
Heating Equipment: Filter Size
16x25x1
Distribution Systems: Ductwork
Insulated
Vents, Flues & Chimneys: Type
Metal
Heating Equipment: Filter Type
Disposable
Heating Equipment: General Comments

The heating system shows no visible evidence of major defects during testing and operation at the time of inspection.

Heating Equipment: No Gas Leaks

No gas leaks were detected at the time of inspection using a TIF 8800a Combustible Gas Detector and the Extech C010 Carbon Monoxide Meter. An annual maintenance/servicing contract with a local HVAC company is always recommended to assure safe and reliable heat. Having the furnace serviced prior to every heating season can greatly increase the life of the unit as well as limiting unit component failure and breakdown.

Heating Equipment: Temperature Rise Differential

The temperature rise differential of this unit is 30-60 degrees F. This unit tested in that range.

Heating System

The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary heating units.

(1) The inspector will:

(a) Describe the type of fuel, heating equipment, and heating distribution systems.

(b) Operate the system using normal readily accessible control devices.

(c) Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable.

(d) Inspect

(i) The condition of normally operated controls and components of systems.

(ii) The condition and operation of furnaces, boilers, heat pumps, electrical central heating units and distribution systems.

(iii) Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles.

(iv) Each habitable space in the home to determine whether or not there is a functioning heat source present.

(v) Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion.

(vi) Electric baseboard and in-wall heaters to ensure they are functional.

(e) Report any evidence that indicates the possible presence of an underground storage tank.

(f) Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Ignite pilot lights.

(b) Operate:

(i) Heating devices or systems that do not respond to normal controls or have been shut down.

(ii) Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment.

(c) Inspect or evaluate

(i) Heat exchangers concealed inside furnaces and boilers.

(ii) Any heating equipment that is not readily accessible.

(iii) The interior of chimneys and flues.

(iv) Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers; solar heating systems; or concealed distribution systems.

(d) Remove covers or panels that are not readily accessible or removable.

(e) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

(f) Evaluate whether the type of material used to insulate pipes, ducts, jackets and boilers is a health hazard.

(g) Determine:

(i) The capacity, adequacy, or efficiency of a heating system.

(ii) Determine adequacy of combustion air.

(h) Evaluate thermostats or controls other than to confirm that they actually turn a system on or off.

Credit
Comment
6.1.1 - Heating Equipment

Needs Servicing/Cleaning

The HVAC system may require service if the units have not been serviced with in the last year. This should be an annual maintenance item to assure safe, reliable heat.  Recommend a qualified HVAC contractor clean, service and certify the furnace.

Here is a resource on the importance of furnace maintenance.

Th Heating and Cooling Contractor
Credit
Comment
6.1.2 - Heating Equipment

Deferred Cost

The furnace age is nearing the end of its useful life at around 15 years of age. Planning for repair or replacement on units of this age and older is recommended. It may require a slightly higher level of maintenance and may be more prone to component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.

Mag glass Monitor
Credit
Comment
6.1.3 - Heating Equipment

Fan Mode On Inoperable

The fan of the HVAC did not respond to operating controls in Fan ON only mode. Further investigation and repair by a qualified HVAC contractor is recommended for proper operation. 

Fire HVAC Professional
Credit
Comment
6.1.4 - Heating Equipment

Flex Gas Line

A flexible gas line is not permitted to enter through the furnace cabinet. The cabinet could damage to gas line causing a gas leak. Repair by a qualified contractor is recommended. 

Contractor Qualified Professional

7 - Cooling

No Central Air Conditioning

No Central Air Conditioning is installed on the home.

Cooling Equipment: Brand
None

Air Conditioning Systems

The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.

(1) The inspector will:

(a) Describe the central air conditioning system and energy sources.

(b) Operate the system using normal control devices and measure and record temperature differential.

(c) Open readily accessible access panels or covers provided by the manufacturer or installer.

(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.

(e) Describe any deficiencies of these systems or components in the inspection report.

(2) The inspector is not required to:

(a) Activate cooling systems that have been shut down.

(b) Inspect

(i) Gas-fired refrigeration systems.

(ii) Evaporative coolers.

(iii) Wall or window-mounted air-conditioning units.

(iv) The system for refrigerant leaks.

(c) Check the coolant pressure/charge.

(d) Determine the efficiency, or adequacy of the system.

(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or when doing so might damage the equipment.

(f) Remove covers or panels that are not readily accessible.

(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.

(h) Determine how much current the unit is drawing.

(i) Evaluate digital-type thermostats or controls.

8 - Plumbing

Source
Public
Service Pipe to House
Galvanized
Main Water Shut-Off Device (Location)
Exterior Meter
Interior Supply Piping
Copper, Galvanized
Drain, Waste, & Vent Systems: Waste System
Public Sewer System
Drain, Waste, & Vent Systems: Material
ABS
Water Heater: Power Source
Gas
Water Heater: Capacity
40 Gallons
Water Heater: Manufacturer
Rheem
Water Heater: Approximate Age
2016
Sump Pumps / Sewage Ejectors: None
Main Fuel Shut-Off (Location)
Gas Meter
Water Pressure

The water pressure supplied to the fixtures is above average. Only a slight drop in flow was experienced when two fixtures were operated simultaneously. Water pressure to the home should be between 40-70 psi, but not to exceed 80 psi.

General Comments

The water heater was tested and operating as intended at the time of inspection. No combustible gases where detected using a TIF 8800a and a Extech C010 Carbon Monoxide Detector. The temperature relief valve (TPR valve) is a safety feature of the water heater. It releases pressure that builds up inside the tank. Some TPR valve manufacturers recommend that the lever be lifted immediately after installation and at least once a year to ensure that the waterways are clear. By lifting the lever, water is allowed to flow through the safety valve and should flush out the discharge pipe. A professional inspection of the device by a qualified plumber is recommended every three years.

Plumbing System

An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.

(1) The inspector will:

(a) Describe the visible water supply and distribution piping materials; drain, waste and vent materials; water-heating equipment.

(b) Report

(i) The presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry.

(ii) The presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found.

(iii) The presence of the temperature and pressure relief (TPR) valve and associated piping.

(iv) Whether or not the water temperature was tested and state that the generally accepted safe water temperature is one hundred twenty degrees Fahrenheit.

(c) Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing and the domestic hot water system when possible.

(d) Operate fixtures in order to observe functional flow.

(e) Check for functional drainage from fixtures.

(f) Describe any deficiencies of these systems or components in the inspection report.

(2) The inspector is not required to:

(a) Operate any valves, including faucets of freestanding or built-in appliances or fixtures, if the outlet end of the valve or faucet is connected or intended to be connected to an appliance.

(b) Inspect

(i) Any system that is shut down or winterized.

(ii) Any plumbing components not readily accessible.

(iii) Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains.

(iv) Fire sprinkler systems.

(v) Water-conditioning equipment, including softeners and filter systems.

(vi) Private water supply systems.

(vii) Gas supply systems.

(viii) Interior components of exterior pumps or sealed sanitary waste lift systems.

(ix) Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation.

(c) Test

(i) Pressure or temperature/pressure relief valve.

(ii) Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials.

(d) Determine

(i) The potability of any water supply whether public or private.

(ii) The condition and operation of water wells and related pressure tanks and pumps.

(iii) The quantity of water from on-site water supplies.

(iv) The quality or the condition and operation of on-site sewage disposal systems such as waste ejector pumps, cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns, and related equipment.

(e) Ignite pilot lights.

Credit
Comment
8.1.1 - Fixtures / Faucets

Faucet drip
Hallway Bathroom Tub

A faucet is dripping. Recommend qualified handyman or plumber evaluate and repair.

Here is a helpful article in case you DIY.

 

 

Tools Handyman/DIY
Credit
Comment
8.1.2 - Fixtures / Faucets

Galvanized Steel Pipes

Galvanized steel water piping was observed in the home and is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the piping becomes constricted, resulting in a loss of water pressure. This piping is typically replaced when the loss of pressure can no longer be tolerated. Monitoring for additional pressure loss or contacting a qualified plumbing contractor for replacement cost estimates is recommended. 

Mag glass Monitor
Credit
Comment
8.1.3 - Fixtures / Faucets

Metal Tub Chip
Hallway Bathroom

A chip in the metal tub was found. Repair to the tub is recommended to prevent rusting and potential moisture penetration. Repair by a qualified party is recommended. 

Tools Handyman/DIY
Credit
Comment
8.2.1 - Drain, Waste, & Vent Systems

Clogged Drain
Hallway Bathroom Tub

A drain was observed to have a slow drain or be clogged at time of inspection. Recommend a qualified plumber evaluate and remedy. 

Pipes Plumbing Contractor
Credit
Comment
8.3.1 - Water Heater

Leaking

Water heater had a leak at time of inspection. Recommend a qualified plumber evaluate and repair. 

Pipes Plumbing Contractor
Credit
Comment
8.3.2 - Water Heater

Bollard Missing

A bollard (steel post) is recommended for the garage to protect the water heater from mechanical damage.

Contractor Qualified Professional
Credit
Comment
8.3.3 - Water Heater

TPR Valve Leaking

The temperature and pressure relief valve serving the water heater is leaking. Further investigation and repair by a qualified plumbing contractor is recommended for proper operation. 

Pipes Plumbing Contractor

9 - Interiors

Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall, Popcorn
Floors: Floor Coverings
Carpet, Laminate, Vinyl
Doors: Material
Wood-Hollow Core
Windows: Window Type
Sliders

Interiors

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.

(1) The inspector will:

(a) Verify

That steps, handrails, guardrails, stairways and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster spacing exceeds four inches.

(b) Inspect

(i) The overall general condition of cabinets and countertops.

(ii) Caulking and grout at kitchen and bathroom counters.

(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.

(iv) The condition and operation of a representative number of windows and doors.

(c) Comment on the presence or absence of smoke detectors.

(d) Describe any noncosmetic deficiencies of these systems or components.

(2) The inspector is not required to:

(a) Report on cosmetic conditions related to the condition of interior components.

(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.

Credit
Comment
9.1.1 - Walls

Moderate Wall Cracks

Cracks at the corners of doors and windows in walls appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and construction. Further investigation and/or monitoring is recommended to determine if repairs are needed. Please refer to the structural section of this report for additional information. 

Mag glass Monitor
Credit
Comment
9.1.2 - Walls

Moisture Damage
Beside Water Heater

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. A mold or mildew like substance was also visible. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation. The area was relatively dry at the time of inspection. 

Contractor Qualified Professional
Credit
Comment
9.2.1 - Ceilings

Popcorn Ceiling

Popcorn ceilings are a potential asbestos containing material. Asbestos detection is beyond the scope of our inspection. No brittle or falling material was seen. The ceiling was in good condition at the time of inspection.

Mag glass Monitor
Credit
Comment
9.5.1 - Countertops & Cabinets

Cabinet Damaged

Cabinets had visible damage at time of inspection due to water penetration from the leaky dishwasher. The area was dry at the time of inspection. Recommend a qualified cabinets contractor evaluate and repair. 

Contractor Qualified Professional
Credit
Comment
9.6.1 - Doors

General Trimming/Adjustment
Garage, Hallway Bathroom

General Trimming/Adjustment of the door is needed for proper operation.  The door does not close properly. Repair by a qualified party is recommended.

Tools Handyman/DIY
Credit
Comment
9.6.2 - Doors

Interior Garage Door Hollow

The door between the garage and interior of the house needs to be rated to resist fire as per local guidelines. Hollow core doors do not meet these requirements. Repair by a qualified party is recommended for safety. 

Contractor Qualified Professional

10 - Appliances

Laundry Facility
Dryer vented to building exterior, Hold & Cold water supply for the washer
Clothes Dryer: Power Source
Electric
Clothes Dryer: Dryer Vent
Vinyl (Flex), Metal
Appliances Tested
Refrigerator, Dishwasher, Waste Disposer, Electric Range, Range Hood

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.

Credit
Comment
10.1.1 - Dishwasher

Inoperable

Dishwasher was inoperable at the time of inspection. Further investigation and repair or replacement is recommended by a qualified party for proper operation. 

Contractor Qualified Professional
Credit
Comment
10.1.2 - Dishwasher

Leaking

The dishwasher leaks during operation. Recommend qualified professional evaluate and repair as necessary for proper operation. 

Contractor Qualified Professional
Credit
Comment
10.3.1 - Range/Oven/Cooktop

Range Element Out
Front Left Burner

One or more of the range elements were not operational at the time of inspection. Further investigation and repair by a qualified party is recommended for proper operation. 

Contractor Qualified Professional
Credit
Comment
10.5.1 - Clothes Dryer

Vinyl Flex

The white vinyl flex dryer vent connector is a potential fire hazard and needs to be replaced with a metal pipe or rigid metal flex connector where appropriate.  Repair by a qualified party is recommended.

Tools Handyman/DIY
Credit
Comment
10.6.1 - Clothes Washer

Stainless Steel Braided Hoses

Stainless steel braided washer hoses are recommended for the clothes washer. Rubber hoses tend to burst/break causing water damage to interior finishes.

Tools Handyman/DIY

11 - Insulation and Ventilation

Typical

Insulation levels are typical for this age of home and construction.

Attic Insulation: Insulation Type
Fiberglass, Batt, Mineral Wool, 4"-6" Loose Fill
Floor: Flooring Insulation
None
Exterior Wall: Insulation Type
Not Visible
Basement Wall: Insulation Type
N/A
Crawlspace: Insulation Type
N/A
Ventilation: Ventilation Type
Soffit Vents, Roof Vents, Gable Vents
Exhaust Systems: Exhaust Fans
Bathroom(s), Kitchen
Attic Insulation: Approximate R-value
11

Insulation Recommendations:

Attic | R38 - R60

Cathedral Ceiling | R30 - R38

Wall Cavity Insulation | R13 - R15

Wall Sheathing | R2.5 - R6

Floor | R25 - R30

-Information from energy.gov

Blown cellulose is R-3.2 to 3.8 per inch - Blown fiberglass is R-2.2 to 2.7 per inch

Insulation and Ventilation.

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems.

(1) The inspector will:

Inspect the insulation, ventilation and installed mechanical systems in viewable and accessible attics and unfinished sub-floor areas.

 Describe the type of insulation in viewable and accessible unconditioned spaces.

 Report missing or inadequate vapor barriers in sub-floor crawlspaces with earth floors.

 Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible.

 Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls.

Determine the thickness or R-value of insulation above the ceiling, in the walls or below the floors.

Credit
Comment
11.7.1 - Exhaust Systems

Ducts loose
Kitchen

Ductwork in the attic is loose or disconnected. Recommend repair for proper operation of the bathroom and/or kitchen exhaust fans.

Tools Handyman/DIY
Credit
Comment
11.7.2 - Exhaust Systems

Exhaust Fan Needed
Master bathroom

An exhaust fan for the bathroom is recommended to remove moisture created by the shower/tub and other fixtures. Repair by a qualified party is recommended. 

Contractor Qualified Professional

12 - Fireplaces and Fuel-Burning Appliances

Fireplaces, Stoves & Inserts: Type
Masonry
Chimney & Vent Systems: Type
Masonry Chimney

Fireplaces and Stoves

Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.

(1) The inspector will:

Describe fireplaces and stoves.

 Inspect dampers, fireboxes and hearths.

 Describe any deficiencies of these systems or components.

(2) The inspector is not required to:

Inspect flues and verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.

 Ignite fires in a fireplace or stove.

 Determine the adequacy of draft.

 Perform a chimney smoke test.

 Inspect any solid fuel device being operated at the time of the inspection.

 Evaluate the installation or adequacy of fireplace inserts.

 Evaluate modifications to a fireplace, stove, or chimney.

Dismantle fireplaces or stoves to inspect fireboxes or remove rain caps to inspect chimney flues.

Credit
Comment
12.1.1 - Fireplaces, Stoves & Inserts

Damaged Fireplace

The fireplace is damaged and needs to be repaired prior to operation. Further investigation and repair by a qualified contractor is recommended prior to using the fireplace. The fireplace, flue and chimney needs further evaluation and repair.

Contractor Qualified Professional
Credit
Comment
12.1.2 - Fireplaces, Stoves & Inserts

Damper Damage

The fireplace damper is damaged and difficult to use. Further investigation and repair or replacement by a qualified contractor is recommended prior to operating the fireplace. 

Contractor Qualified Professional
Credit
Comment
12.2.1 - Chimney & Vent Systems

Chimney Structure Unstable

Chimney appears to have structural damage. Recommend a structural engineer evaluate & repair.

Fireplace Chimney Repair Contractor