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1234 Main St.
Bethany, Oklahoma 73008
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Client, Termite Inspector, Listing Agent/Client's Agent
Weather Conditions
Clear, Breezy
Occupancy
Vacant, Unfurnished
Type of Building
Detached, Single Family
Front View
Left Side View
Back View
Right Side View
Overview

Using This Report

Thank you for choosing Highpoint Inspections, LLC!

A home inspection is a non-invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the Oklahoma Standards of practice and the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in the evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises. Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms.

The Inspection is not Pass/Fail

A property does not "Pass" or "Fail" a General Home inspection. Please feel free to contact me with any questions about either the report or the property. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision.

Repairs, Evaluations and Corrections

For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves.

Explanation of Ratings

IN = Inspected. This means the system or component was inspected and found to be functioning properly unless a recommendation is mentioned. 

LI = Limitations. This indicates that at least part of a system or component could not be inspected or inspected as thoroughly as I would like.

R= Recommendations. This indicates that an action is recommended.


Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance Recommendations - These recommendations 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.  

2) Moderate Recommendations - Most items typically fall into this category.  These recommendations may require a qualified contractor to evaluate further and repair or replace, but the cost is somewhat reasonable.  These recommendations may also include maintenance items that if left unattended could result in.

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

Notice to Third Parties

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report is copyrighted and may not be used in whole or in part without our express written permission.

For Agents

Viewing the summary may be a more efficient use of your time! You can click the summary button under my name and license # for viewing online or on the right side is the PDF button that allows you to view or print the summary only. On the top-right edge is the "Agent Tools" button that opens a window you can easily copy/paste recommendation text.

Thank you for all the hard work that you put into this transaction!

Orientation/Location References

For the sake of this inspection, the front of the home will be considered as the portion of the home facing the road. References to the "left side" or "right side" of the home should be construed as standing in the front yard and facing the front of the home. This applies to interior and exterior location references.

Temperature (Approximate)
76 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. 

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.

Inspection Limited/Prevented By:
Floor Coverings, Vines/Shrubs/Trees Against the Wall
Items Not Included in the Inspection

Items Not Included Unless Requested and at an Additional Fee:  
Detached Structures, Sprinkler System, Well/Septic.

Additional Items Not Included in the Inspection: Pool/Spa/Fountains/Waterfalls, Landscaping, Drainage Systems, Landscaping Lighting, Fencing, Playground Equipment, Fire Pit, Security System, Televisions, Audio and Visual Equipment, Furniture, Personal Property, Water Softeners and Filtration Systems, Central Vacuum, Freezers, Washer & Dryer, Intercom Systems, Shower Pan, Testing Carbon Monoxide Detectors, Cosmetic Issues, Decorative Items, Aesthetics or Quality of Finishes, Vermin including Wood-destroying Organisms, Underground Components, Environmental Issues including Asbestos, Mold, Lead.

2 - Utility Shut-Offs and Notable Locations

Main Gas Shut-off - Location
Main Electrical Shut Off - Location
Water Pressure Regulator
Unable To Locate Interior Water Shut-off

At the time of inspection, I was unable to locate an interior water shut-off.

In the event of an emergency turn off the water at the water meter near the street.

Main Sewer Cleanout - Not Located

Unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the building drain and sewer. Some older homes may not have a main sewer cleanout. It is possible that it was hidden under leaves or camouflaged within a flowerbed. Recommended inquiring from the homeowner as to location.

3 - Exterior

IN LI R
3.1 Walkways, Patios & Driveways X
3.2 Siding, Flashing & Trim X X
3.3 Roof Drainage Systems X X
3.4 Wall Structure X X
3.5 Windows Exteriors X
3.6 Exterior Faucets X
3.7 Decks, Balconies, Appurtenances X
3.8 Vegetation, Grading, Drainage & Retaining Walls X X
3.9 Mailbox X
Inspection Method
Visual
Siding, Style & Materials
Brick Veneer, Stone Veneer, Hardboard Stucco Style Panels (Gables)
Eaves, Soffit & Fascia Materials
Engineered Wood Fascia and Soffit
Driveway Material
Concrete
Walkway Material
Concrete
Patio Material
Concrete
Wall Structure: Wood Frame - Brick/Stone Veneer
Decks, Balconies, Appurtenances: Appurtenances
Covered patio, Covered Porch
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
N/A
Vegetation, Grading, Drainage & Retaining Walls: Partial Underground Drainage Present

Underground drainage is hidden from view of inspection. Unable to locate outlet drainage location.

Vegetation, Grading, Drainage & Retaining Walls: Grading Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. Recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Caulking/Paint Maintenance Needed

The paint finish and or caulking joint(s) in some locations need maintenance. This is a recommended maintenance item to prolong the life of the areas noted. 

Wrenches Handyman
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Trim or Siding Damaged

Wood trim or siding shows signs of water damage  Recommend correction by replacing damaged areas and applying a protective paint/caulking. 

Wrenches Handyman
Credit
Comment
3.2.3 - Siding, Flashing & Trim

Missing Trim

Install missing trim where needed to prevent pest entry.

Wrenches Handyman
Credit
Comment
3.3.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation not all may be shown. Extend downspouts 2'-4' to divert storm drainage away from the foundation. 


Tools Handyman/DIY
Credit
Comment
3.4.1 - Wall Structure

Control/Expansion Joint Maintenance

Control/Expansion joint maintenance needed. Caulk joint(s) with the proper material to prevent moisture intrusion. This is a basic maintenance item.

Wrenches Handyman

4 - Roof

IN LI R
4.1 Coverings & Underlayment X X X
4.2 Flashings X X X
4.3 Skylights, Chimneys & Other Roof Penetrations X X X
Inspection Method
Walked the Roof, Partial Inspection - Steep Slope, 12/12
Material & Type
Asphalt, Architectural/Dimensional, Felt Paper
Number Of Layers, Visible At Rake/Eve Edge
1
Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Mortar Concrete
FYI - Roof Photos
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. 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. 

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).

Coverings & Underlayment: Limited Inspection - Safety

The Inspector was unable to safely walk the entire roof due to its steep slope and inspected the roof-covering materials and components from ridges and valleys. Not all portions of the roof were accessible. 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, consult a qualified roofing contractor with the equipment required to safely access the entire roof.

Flashings: Some Flashings Hidden

Due to the nature of construction.

Most flashings or the lack of proper flashings are hidden from view of inspection.

Skylights, Chimneys & Other Roof Penetrations: Flue Inspection Disclaimer

Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist. 

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
4.1.1 - Coverings & Underlayment

Exposed Fasteners - Roof Covering/Flashings

Exposed fasteners noted on roof covering and or roof flashings not all may be shown. Seal to prevent potential water entry.

Roof Roofing Professional
Credit
Comment
4.1.2 - Coverings & Underlayment

Raised Shingles

Observed one or more raised shingles, appears to be under-driven fasteners. Have a roofing contractor repair.

Roof Roofing Professional
Credit
Comment
4.1.3 - Coverings & Underlayment

Roof Covering - Physical Damage

Localized areas of physical damage were present on the roof. The damage is primarily cosmetic in nature and doesn't appear that it will affect the functionality of the roof covering.

Credit
Comment
4.1.4 - Coverings & Underlayment

Staples/Nails - Roof Covering

Staples/nails noted in roof covering. Most likely from holiday decorations. Remove/seal holes to prevent water entry.

Roof Roofing Professional
Credit
Comment
4.3.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Cap - Minor Cracking

Minor cracking visible in the chimney cap. Seal joints to prevent further damage.

Wrenches Handyman

5 - Basement, Foundation, Crawlspace & Structure

IN LI R
5.1 Foundation X X
5.2 Floor Structure X X
5.3 Ceiling Structure X
Inspection Method
Visual, Partial Attic Access
Foundation: Material & Type
Concrete, Slab on Grade
Floor Structure: Material & Type
Concrete, Slab
Ceiling Structure: Wood Frame - Drywall
Foundation: Stem Wall Not Visible

Due to the type of construction the majority of the foundation stem wall was not viewable for inspection.

Floor Structure: Limited Inspection (Slab-On-Grade)

Because the General Home Inspection is a visual inspection, inspection of the slab-on-grade foundation is limited by the fact that typically, most of the foundation and slab is hidden underground or by interior floor coverings. Where possible, I inspect that portion of the foundation visible at the home exterior between grade and the bottom of the exterior wall covering. Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture to enter the foundation through these cracks by capillary action and within the home structure, this moisture may cause damage typically detectable only through invasive techniques that lie beyond the scope of the General Home Inspection.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

6 - Garage

IN LI R
6.1 General X
6.2 Garage Walls, Ceiling & Floor X
6.3 Vehicle Door(s) X
6.4 Garage Door Opener X
6.5 Occupant Door (From garage to inside of home) X
6.6 Storm Shelter X
General: Size/Type
2-Car
Garage Door Opener: Number of Garage Vehicle Door Openers
1
Storm Shelter: Storm Shelter Photo
  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
6.6.1 - Storm Shelter

Register Storm Shelter

We recommend that you register your storm shelter with the local authorities. This will prompt the authorities to check your shelter in the event of an emergency search and rescue.

Wrench DIY

7 - Attic, Insulation, Ventilation & Roof Structure

IN LI R
7.1 Attic Insulation X X
7.2 Attic Ventilation X X
7.3 Attic Structure & Sheathing X X
Attic Access Type
Upstairs Door Access x2
Ventilation Type
Roof Vents, Soffit Vents
Structure Type
2"x6" Roof Rafters
Sheathing Material
OSB With Radiant Barrier
FYI - Attic Photos
Approximate R-Value (Ceiling Above Living Space)
29

R-VALUE BY TYPE

The resistance to heat moving through insulation is measured as "R-value", the higher the R-value, the greater the resistance to heat flow through the insulation.

The recommended insulation levels for attics in Oklahoma are R30-R49.

To maximize savings on heating and cooling costs you could have a qualified attic contractor install additional insulation. 

Attic Insulation: Insulation

Any estimates of insulation R values or depths are rough average values. Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

Attic 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.

Attic Structure & Sheathing: Partially Traversed

The attic was only able to be partially traversed due to height, framing configuration, insulation levels, ductwork, or a combination of any of the afore-mentioned. The inspector makes every attempt to traverse the entire attic, except in instances where the inspector feels personal harm or and damage to HVAC components/ceiling surfaces may occur.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

8 - Downstairs Left side/Upstairs Front Heating, HVAC Distribution

IN LI R
8.1 Heating Equipment X X
8.2 HVAC Distribution X X
Heating Equipment Brand
Amana
Date of Manufacturer
2013

The expected service life for a furnace is 15 to 20 years.

Heat Type
Gas-Fired Heat
Energy Source & Efficiency
Natural Gas, High Efficiency
Approximate Output BTU
43k

As determined by the data plate when accessible.

Ductwork
Insulated, Ducts and Registers
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, condensate drain components (where applicable)

HVAC Distribution : Zone Control System Installed

Zoning divides your home into areas with common heating and cooling requirements. Each zone is controlled by its own thermostat, allowing more control of the temperature in each zone. 

Heating Equipment: General Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to the 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.

HVAC Distribution : Zone Control System

The HVAC system featured a zone control. Full inspection of this type of system would require a qualified HVAC technician. 

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

9 - Right Side Heating, HVAC Distribution

IN LI R
9.1 Heating Equipment X
9.2 HVAC Distribution X
9.3 Fireplace X X X
9.4 Outdoor Fireplace X
Heating Equipment Brand
Amana
Date of Manufacturer
2013

The expected service life for a furnace is 15 to 20 years.

Heat Type
Gas-Fired Heat
Energy Source & Efficiency
Natural Gas, High Efficiency
Approximate Output BTU
43k

As determined by the data plate when accessible.

Ductwork
Insulated, Ducts and Registers
Fireplace : Style, Fuel & Venting
Factory Built Fireplace, Gas Logs, Non-Vented Design, Natural Gas
Outdoor Fireplace : Style, Fuel & Venting
Factory Built Fireplace, Wood Burning, Gas Log Lighter, Vented
Fireplace : Vent-Free Fireplace

Ventless fireplace installed.

Improper installation, improper fireplace sizing, improper use, and appliance failure can all lead to major safety issues. Ensure carbon monoxide detectors are near by and functional when in use.

Fireplace : Disclaimer: Gas-Burning Fireplace

The home contained a gas-burning fireplace. Full inspection of gas burning fireplaces lies beyond the scope of the general home inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, consult a fireplace professional. 

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
9.3.1 - Fireplace

Fireplace Floor Plate - Loose

The floor plate gas valve hardware is disconnected. 

Wrenches Handyman

10 - Upstairs Back Heating, HVAC Distribution

IN LI R
10.1 Heating Equipment X X
10.2 HVAC Distribution X
Heating Equipment Brand
Unknown - Not Located
Date of Manufacturer
Unknown

The expected service life for a furnace is 15 to 20 years.

Heat Type
Gas-Fired Heat
Energy Source & Efficiency
Natural Gas, High Efficiency
Approximate Output BTU
Unknown

As determined by the data plate when accessible.

Ductwork
Insulated, Ducts and Registers
Heating Equipment: Furnace - Not Located

At the time of Inspection, I was unable to locate the furnace that supplies the upstairs back bedrooms. The furnace and all connected components were inaccessible for inspection. 

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
10.1.1 - Heating Equipment

Furnace - Unable To Locate

I was unable to locate the furnace supplying the upstairs back bedrooms, presumably located in the attic space above the upstairs bedrooms. Inquire with the seller to locate the access, if no access can be located one should be added. 

Conversation 512 Inquire With Seller

11 - Downstairs Left Side/Front Upstairs Cooling

IN LI R
11.1 Cooling Equipment X X
Brand & Cooling Capacity/Tonage
Amana, 3 Tons
Condensing Unit - Date of Manufacturer
2013

The expected service life for an air conditioning unit is 12 to 15 years.

Condensing Unit Location & Cooling Type
Electric Central Air Conditioner, Left Side



Condensate Overflow Switch - Location
At Furnace Drain Pan
Refrigerant Type
R-410A
  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
11.1.1 - Cooling Equipment

Condenser - Needs Cleaning
All 3 Condensers

Air flow to the air conditioner condenser was restricted. This may result in inefficient operation. Recommend cleaning dirt and/or debris from unit.
Fire HVAC Professional

12 - Right Side Downstairs Cooling

IN LI R
12.1 Right Side Cooling Equipment X X
Brand & Cooling Capacity/Tonage
Amana, 2 Tons
Condensing Unit - Date of Manufacturer
2013

The expected service life for an air conditioning unit is 12 to 15 years.

Condensing Unit Location & Cooling Type
Electric Central Air Conditioner, Right Side



Condensate Overflow Switch - Location
At Furnace Drain Pan
Refrigerant Type
R-410A
Right Side Cooling Equipment: General Disclaimer

Inspection of home cooling systems typically includes a 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 the identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in a referral to a qualified HVAC contractor. We do not access or inspect the evaporator coils.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

13 - Upstairs Back Cooling

IN LI R
13.1 Cooling Equipment X
Brand & Cooling Capacity/Tonage
Amana, 3 Tons
Condensing Unit - Date of Manufacturer
2013

The expected service life for an air conditioning unit is 12 to 15 years.

Condensing Unit Location & Cooling Type
Electric Central Air Conditioner, Left Side



Condensate Overflow Switch - Location
Unknown Furnace/Evaporator Coil Not Located
Refrigerant Type
R-410A
Cooling Equipment: General Disclaimer

Inspection of home cooling systems typically includes a 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 the identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in a referral to a qualified HVAC contractor. We do not access or inspect the evaporator coils.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

14 - Electrical

IN LI R
14.1 Service Entrance Conductors X
14.2 Main Electrical Panel X
14.3 Branch Wiring X X
14.4 Lighting Fixtures, Switches & Receptacles X X
14.5 Ceiling Fans X
14.6 GFCI & AFCI X
14.7 Smoke Detectors & Carbon Monoxide Detectors X X
Service Entrance Conductors: Location
Left Exterior
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts, Copper, Inspected at Panel
Main Electrical Panel: Main Panel Location
Garage
Main Electrical Panel: Panel Manufacturer
Eaton
Main Electrical Panel: Panel Type
Circuit Breaker
Main Electrical Panel: Panel Service Size
200 Amps
Main Electrical Panel: Main Disconnect/Service Box Capacity
200 Amps
Branch Wiring: Branch Wiring Method & Material Type
Copper, Romex
GFCI & AFCI: AFCI Protection Installed

Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms.

Smoke Detectors & Carbon Monoxide Detectors: Smoke & Carbon Monoxide Detectors
Smoke Detectors Installed In Some Locations, Carbon Monoxide Detector Installed, Additional Carbon Monoxide Detectors May Be Needed

It is recommended that the smoke and carbon monoxide detectors be replaced with new units upon taking ownership of the home. Each level of living space should have both types of detectors installed. The installation of hard-wired smoke detectors in each bedroom is recommended as is the inter-connecting of all smoke and CO detectors. Smoke and carbon monoxide detectors are relatively inexpensive considering the importance of their function and protection they provide. The testing of smoke & carbon monoxide detectors is not within the scope of our inspection.

Branch Wiring: 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/Electrical Outlets

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, electrical outlets are inaccessible due to furniture or other obstructions. Some light fixtures/ceiling fans are controlled with a remote.

This being said, functionality of all switches and or electrical outlets in the home may not be confirmed by the inspector.

Smoke Detectors & Carbon Monoxide Detectors: Smoke and Carbon Monoxide Detectors

Smoke and Carbon Monoxide Detectors aren't tested for functionality.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations

15 - Plumbing

IN LI R
15.1 Water Supply, Distribution Systems & Fixtures X X X
15.2 Sewage & Drain, Waste, & Vent (DWV) Systems X X
15.3 Fuel Storage & Distribution Systems X
15.4 Water Heater X X
Water Supply Type
Public
Water Supply Material (Into Home)
Pex
Water Distribution Material (Inside Home)
Pex
Filters
None
Sewage System Type
Public
Drain Material
PVC
Fuel Storage & Distribution Systems: CSST Gas Distribution Piping
Black
Water Heater: Location
Garage Closet
Water Heater: Water Heater Capacity
50
Water Heater: Power Source & Type
Natural Gas, Conventional
General

Inspection of the plumbing system typically includes a visual examination of:

Water supply pipes, Drain/waste/vent (DWV) system, Water heater (type, condition and operation), Sewage disposal system (designation as public or private), Gas supply piping.

Main sewer lines are not evaluated as part of a home inspection. The older a home is the higher the recommendation this becomes. Recommend having the lines scoped as desired.

Lawn Irrigation System - Not Inspected

The home featured a lawn irrigation system. The lawn irrigation system wasn't in the scope of this inspection.

Any comments regarding portions of the irrigation system were provided as a courtesy.

Water Supply, Distribution Systems & Fixtures: Water Pressure
110 PSI

Home water pressure is generally between 40 and 80 psi. Pressures above 80 psi may void warranties for some appliances. Flexible water supply lines are more likely to fail with higher pressures.

Water Heater: Brand
State

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. 

Water Heater: Date of Manufacturer
2013

Typical Lifespan:  

8 to 12 Years for Conventional Water Heaters

20 Years for Tankless Water Heaters

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.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
15.1.1 - Water Supply, Distribution Systems & Fixtures

Water Pressure (Exceeded 80 PSI)

Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible water supply lines are more likely to fail with higher pressures. As a preventative maintenance a qualified plumber could evaluate and make modifications to reduce the pressure below 80 psi.


Credit
Comment
15.1.2 - Water Supply, Distribution Systems & Fixtures

Low Pressure At Faucet
Downstairs Guest Bathroom

A faucet has low water pressure, could be a blocked aerator or clogged cartridge. 

Pipes Plumbing Contractor
Credit
Comment
15.1.3 - Water Supply, Distribution Systems & Fixtures

Backflow Preventer - Leak

A leak was noticed at the backflow preventer. The artificial stone cover wasn't in place at the time of Inspection. A cover was noticed in the back yard.

Pipes Plumbing Contractor
Credit
Comment
15.4.1 - Water Heater

TPR Valve - Leak

The TPR valve was leaking at the time of Inspection. The water pressure was also noted as high, possibly the cause.

Replacement recommended.

Pipes Plumbing Contractor

16 - Interior

IN LI R
16.1 Door Bell X
16.2 Doors X X
16.3 Windows X X X
16.4 Floor Surfaces X
16.5 Walls & Ceilings X X
16.6 Trim X
16.7 Steps, Stairways & Railings X
16.8 Countertops & Cabinets X
16.9 Tiled Areas- Kitchen, Bath & Laundry X X
Windows: Window Type
Thermal, Single-hung
Walls & Ceilings: Ceiling Material
Drywall
Walls & Ceilings: Wall Material
Drywall
Interior

Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and colour are outside the scope of this inspection. Comments will be general, except where functional concerns exist. Furniture, area rugs, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, screening, recreational facilities, paint, wallpaper, and other finish treatments are not inspected unless otherwise noted in this report. Furniture, area rugs, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. I recommend conducting a thorough review of interior areas during final walk-through inspection, prior to closing as the home should be vacant and clear of obstructions at that time.

Windows: Thermal Pane Windows

Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows. Evidence of failed seals may be more or less visible from one day to the next depending on the weather and inside conditions (temperature, humidity, sunlight, etc.).

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations
Credit
Comment
16.2.1 - Doors

Weather Striping - Damaged

At the time of the inspection, portions of the weather-stripping was generally damaged or deteriorated. Replacement recommended for energy savings.

Wrenches Handyman
Credit
Comment
16.2.2 - Doors

Bathroom Door - No Lock

The guest bathroom door was a pocket door. The door hardware wasn't lockable or out of adjustment.

Wrenches Handyman
Credit
Comment
16.3.1 - Windows

Failed Seal - Condensation

Condensation visible in the double-pane glazing of a window. This can indicated a loss of thermal integrity. The window is still functional however not as energy efficient.

Window Window Repair and Installation Contractor
Credit
Comment
16.3.2 - Windows

Window Lock(s) - Misaligned

At the time of inspection, one or more window locks wouldn't align properly after opening. Adjustment may be needed, see attached images for specific locations.

Window Window Repair and Installation Contractor
Credit
Comment
16.5.1 - Walls & Ceilings

Minor Damage - Drywall

Minor drywall damage noticed on a ceiling or wall not all may be shown. Future potential repair when repainting.

Credit
Comment
16.9.1 - Tiled Areas- Kitchen, Bath & Laundry

Caulking Maintenance Needed

Caulking maintenance is recommended on a kitchen or bathroom surface, not all areas may be shown. See attached images for specific locations. If a tub or shower is mentioned as needing caulking maintenance, all transitional joints should be caulked as needed.

Wrenches Handyman
Credit
Comment
16.9.2 - Tiled Areas- Kitchen, Bath & Laundry

Shower - Cracked Tiles

Cracked tiles were noticed in the shower. Tiles could be replaced however finding a color match may be difficult. Caulking and monitoring the cracked tiles may be the best option.

Credit
Comment
16.9.3 - Tiled Areas- Kitchen, Bath & Laundry

Shower Door Seal Deteriorated

Replacement recommended to prevent water damage to nearby walls.

Wrenches Handyman

17 - Built-in Appliances, Appliance Ventilation

IN LI R
17.1 Dryer Ventilation X
17.2 Kitchen Ventilation X
17.3 Bathroom Ventilation X
17.4 Dishwasher X
17.5 Garbage Disposal X
17.6 Range, Oven, Cooktop X
17.7 Built-in Microwave X
Dryer Ventilation : Dryer Exhaust
Discharges To A Exterior Wall
Kitchen Ventilation: Kitchen Exhaust
Discharges To Exterior - Roof Vent
Kitchen Ventilation: Exhaust Fan Type
Range Hood/Vented
Bathroom Ventilation: Bathroom Exhaust
Discharges To Exterior
Range, Oven, Cooktop: Range/Oven Energy Source
Electric, Natural Gas
Appliances

Appliances are checked for general functionality by turning them on for a short period of time using basic operating modes. Thermostats, timers, clocks, self-cleaning features and other specialized functions are not tested during this inspection. Appliances are not inspected for cosmetic flaws, performance or the ability/accuracy of heating, cooling, etc. They are not inspected to ascertain whether the proper racks and/or accessories are present or in working order. Laundry appliances (and other portable appliances) are not moved and are outside the scope of this inspection; any comments are included for information purposes only. Water supply valves are not operated for liability reasons. It is further recommended that appliances be operated once again during the final walk through inspection prior to closing. Finally, product recalls and consumer product safety alerts occur almost daily. To best address your specific concerns, visit www.cpsc.gov or www.recalls.gov. Items, brand names, and model numbers will be required for proper identification.

  • IN = Inspected
  • LI = Limitations
  • R = Recommendations