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1234 Main St.
Edmond, OK 73003
09/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

Thank you for choosing Home Run Inspections to perform your home inspection!

The inspection itself and the inspection report comply with the requirements of the Standards of Practice of Oklahoma as well as the International Association of Home Inspectors. These Standards of Practice define the scope of a home inspection.  Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report.  We have attached them to this report and linked them in your inspection agreement for your convenience.

This Inspection Report is based on a visual, non-invasive, snapshot-in-time inspection of readily accessible installed systems and components, for a fee, and designed to identify defects within specific systems and components defined by these Standards of Practice that are both observed and deemed material by the inspector.  While every effort is made to identify and report all current or potential issues, please understand that there are simply areas that are not visible or accessible such as within the wall structure or slab, hidden components of appliances, areas blocked by personal property/storage, etc.  

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed and deemed material on the date of the inspection.  Home inspectors cannot predict future conditions, and as such, we cannot be responsible for things that are concealed or occur after the inspection.  

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, that is not in normal working order, and/or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause of repair items or the method or materials for repair.  For this reason, you will find that it is sometimes recommended to seek further evaluation by a qualified professional.  

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

Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance RecommendationsThese 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.  A Summary Report can be created should you choose to view a report without these minor items.

2) Moderate RecommendationsMost 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 will 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.  

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.

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

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

1 - Inspection Details

General: In Attendance
Client, Client's Agent, Termite Inspector
General: Weather Conditions
Cloudy, Breezy
General: Type of Building
Detached, Single Family
General: Occupancy
Vacant, Unfurnished
General: Utilities On
General Recommendations: Home Set-Up and Maintenance
General: Home Faces:
South
General: Temperature (Approximate)
46 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. 

General: Relative Humidity (Interior)
29 %

Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high.

General: Extra Photos
General: Items Not Included in the Inspection

Items Not Included Unless Requested and at an Additional Fee:  
Detached Structures
Sprinkler Systems with more than 6 zones
Pool/Spa/Fountains/Waterfalls
Well/Septic

Additional Items Not Included in the Inspection:
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
Refrigerators/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

For a complete review of what is included or not included in a home inspection, review the Oklahoma Standards of Practice for Home Inspectors at this link

The inspector recommends consulting qualified professionals regarding the condition and maintenance of any "not-included" items that are of concern.

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Comment
1.2.1 - General Recommendations

Obtain Information

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

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Comment
1.2.2 - General Recommendations

Seller's Disclosures

The seller's disclosures might have information that you should consider along with the information in this inspection report. 

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Comment
1.2.3 - General Recommendations

Home Warranty

We always encourage our clients to consider purchasing a good home warranty.  These can be purchased at any time and may help cover the cost of an expensive repair or appliance replacement such as a water heater or air conditioner. These items are inspected by us, but our inspection is a snapshot in time and is not a warranty or guarantee; home systems can be working perfectly at our inspection and then fail shortly after moving into the home.

2 - Exterior

Siding, Flashing & Trim: Siding Style
Dutch Lap, Masonry
Exterior Doors: Exterior Entry Door- Garage (Man Door)
N/A
Decks, Balconies, Appurtenances: Appurtenances
N/A
Siding, Flashing & Trim: Siding Material
Vinyl Siding, Brick Veneer
Driveways: Driveway Material
Concrete
Patios: Patio Material
Concrete
Eaves, Soffits & Fascia: Materials
Wood
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
Concrete
Mail Box: Photo
Fencing: Fencing Description
Chain Link, Wood, Vinyl
Inspection Method
Visual

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of detached structures, landscaping, landscape irrigation and drainage systems, fencing, ponds, fountains, decorative items, well & septic systems, or swimming pools/spas unless pre-arranged as ancillary inspections.

Comment on any nearby water courses is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past.

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. 

Exterior Doors: Exterior Entry Door- Front
Wood, Glass, Screen Door
Exterior Doors: Exterior Entry Door- Rear/Other
Glass, Wood
Walkways: Walkway Material
Concrete, Brick
Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.
Sprinkler System: Sprinkler System Brand
Rain Bird
Inspection Limited/Prevented By:
Car &/or Storage in Garage, New Finishes/Paint/Trim, Vines/Shrubs/Trees Against the Wall

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

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Comment
2.1.1 - Siding, Flashing & Trim

Cracked Brick and/or Mortar
Southeast Patio, West

Seal and monitor brick and/or mortar cracks to prevent moisture intrusion. 

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Comment
2.1.2 - Siding, Flashing & Trim

Water Damage
South Garage

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Comment
2.2.1 - Exterior Doors

Door Does Not Close or Latch
Front

Credit
Comment
2.2.2 - Exterior Doors

Damage
North Garage Closet

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Comment
2.3.1 - Window Exteriors

Damaged Screens
2nd Floor Southwest

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Comment
2.4.1 - Driveways

Driveway Cracks Minor

Cracks observed at the driveway. Seal and monitor to prevent further damage.

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Comment
2.5.1 - Patios

Patio Cracks Major
1st Floor East Enclosed Patio

Settling &/or cracking observed at the patio. Seal and monitor to prevent further damage.

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Comment
2.6.1 - Walkways

Walkway Cracks - Minor

Cracks observed at the walkway. Seal and monitor to prevent further damage.

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Comment
2.7.1 - Decks, Balconies, Appurtenances

Missing Hand-Railing
Front Patio, North Basement

Credit
Comment
2.12.1 - Sprinkler System

Inspect Sprinkler System when Temperatures Permit

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Comment
2.12.2 - Sprinkler System

Backflow Preventer Missing

We recommend determining location of back flow preventer, or if none present, have one installed.  

A backflow prevention device is used to protect potable water supply from contamination or pollution due to backflow.

3 - Roof

Inspection Method
Walked the Roof, Ladder, Ground, Binoculars
Roof Age
5 Years
Roof Age Determined By
Property Condition Disclosure, Buyer's Agent
Underlayment: Underlayment Material
Mostly Hidden
Roof Drainage Systems: Guttering Coverage
Full Guttering

The inspector recommends having full guttering coverage. 

Roof Drainage Systems: Gutter Material
Seamless Aluminum
Roof Drainage Systems: Guttering Drains Below Ground
Exterior Throughout
Flashings: Material
Galvanized Metal
Roof Type/Style
Gable
General Introduction

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

Coverings: Material
Asphalt, Architectural/Dimensional
Flashings: General Flashing Description

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

Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Sheet Metal, B Vent
Limited Inspection- Safety

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

Underlayment: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

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

4 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Attic Access, Crawlspace Access, Visual
Wall Structure: Wood Frame Vinyl Siding
Ceiling Structure: Sheetrock
Foundation: Material
Brick
Floor Structure: Material
Wood Subfloor, Wood Floor Joist, Wood Beams
Floor Structure: Sub-floor
Plank, Wood Planks
Floor Structure: Basement/Crawlspace Floor
Dirt
Basements & Crawl Space: Crawl Space Photos

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

Credit
Comment
4.1.1 - Foundation

Foundation Cracks - Minor
Various Throughout

Minor cracking was noted at the foundation.  Seal and monitor.

Credit
Comment
4.6.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier

There is no vapor barrier beneath the flooring. Vapor barriers(often as simple as a sheet of plastic) are uncommon in Oklahoma in older homes with crawlspaces. New homes with crawlspaces usually have them. Not having one can result in unwanted moisture in the crawlspace and possibly the homes structure. 

5 - Garage

Garage Door: Type
Sectional
Size/Type
Detached, 2-Car
Floor: Photo
Garage Door: Material
Metal, Glass
Garage Door Opener: Brand
Overhead Door
Garage Door Opener: Number of Garage Vehicle Door Openers
1
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

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

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

- interior and exterior lighting

- stairs and stairways

- proper firewall separation from living space

- proper floor drainage

Garage Door: Overhead Door Introduction

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

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect

Credit
Comment
5.4.1 - Garage Door

Poor Weather Seal
Garage

6 - Attic, Insulation & Ventilation

Roof Structure & Attic: Material
Inaccessible
Exhaust Systems: Bathroom Exhaust Present
None
Attic Insulation: OG&E Energy Audit

If your home is in the OG&E service area, click HERE for information about their Weatherization Program.  You may be eligible for a free energy inspection and free weatherization of your home. 

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 Inaccessible

The attic structure allowed for very limited or no safe access.  

Pull Down Attic Ladder not present.

Attic Insulation: Inaccessible

Due to roof style, insulation was not visible to the inspector.

Attic Ventilation not inspected.

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

Credit
Comment
6.1.1 - Roof Structure & Attic

Attic Inaccessible

The attic was inaccessible at the time of the inspection. The inspector recommends having the attic and all related components inspected when access is provided. 

Credit
Comment
6.5.1 - Exhaust Systems

No Ventilation in Bathroom
Bathrooms Throughout

There is no ventilation in the bathroom.  The inspector recommends installing an exhaust fan or ventilation system that discharges to the exterior.  

7 - Heating

Equipment: Brand
Carrier
Equipment: Heat Type
Gas Forced Air
Equipment: Approximate Capacity/BTU
120k
Equipment: Efficiency
Mid
Equipment: HVAC Filter Size
16 x 25
Equipment: Thermostat Brand
White-Rodgers
Equipment: Temperature Differential
50 Indicates Good Performance
Vents, Flues & Chimneys: Chimney & Chimney Liner Material
Masonry
Equipment: Location
Basement
Equipment: Energy Source
Natural Gas
Equipment: Data Plate Photo(s)
Equipment: Thermostat Type
Digital Non-Programmable
Distribution Systems: Ductwork
Insulated
Disclaimer

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

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge

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

Equipment: Equipment Inspection

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

- cabinet exterior

- fuel supply and shut-off (not tested)

- electrical shut-off

- adequate combustion air

- proper ignition

- burn chamber conditions (when visible)

- exhaust venting

- air filter and blower

- plenum and ducts

- response to the thermostat

- return air system

- condensate drain components (where applicable)

Equipment: Age
2

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

Equipment: HVAC Filter Location
At Furnace
Wood-Burning Fireplace, Insert, or Stove: Type
Wood Burning, Gas, Masonry

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

Credit
Comment
7.1.1 - Equipment

Inadequate Heat
Enclosed Patios Throughout

Furnace was operating at the time of inspection, however very little or no heat was produced in the enclosed patio areas of the house. 

Credit
Comment
7.1.2 - Equipment

Inoperative
3rd Floor, Basement

Heaters were inoperative at the time of the inspection.  The inspector recommends adding modern/safe sources of heat and having the non-vented heaters removed and the lines capped by a licensed plumber. 

Credit
Comment
7.5.1 - Wood-Burning Fireplace, Insert, or Stove

NFPA Recommendation

The wood-burning fireplace should be inspected and cleaned prior to burning solid fuel initially and annually. The National Fire Protection Association (NFPA) recommends that chimneys burning solid fuelwood, coal, or pelletsbe inspected yearly and cleaned as often as needed. Such upkeep helps to ensure structural integrity, identify defects that might allow deadly combustion gases to vent into living spaces, and prevent chimney fires caused by the buildup of creosote, a natural byproduct of burning wood.

8 - Cooling

Equipment: Brand
Carrier
Equipment: Energy Source/Type
Electric Central AC
Equipment: Age
16 Past Life Expectancy

Typical Life Expectancy: 12-15 Years

Equipment: Cooling Capacity/Tonage
5 Tons
Equipment: Refrigerant Type
R-22
Equipment: Condensate Overflow Switch
None
Equipment: Temperature Differential
Out of Season/Not Tested
Distribution System: Configuration
Ducts & Registers
Equipment: Data Plate Photo(s)
Disclaimer

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

Equipment: Split System

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

Equipment: Location
Northeast Exterior

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

Credit
Comment
8.1.1 - Equipment

No Overflow Switch
Furnace

Credit
Comment
8.1.2 - Equipment

R-22 Refrigerant Information

The AC unit or units observed at the inspection utilize an outdated refrigerant (often referred to by the brand name Freon).  It was used for decades, but after being linked to the earths Ozone Depletion, manufacturing was discontinued in 2010.  This drives the cost per pound up as what is left is used up.  The average cost per pound at the beginning of 2018 was $125 per pound.  Residential systems average about 2-4 pounds per ton of cooling. A typical repair will require 1-2 pounds. 

Credit
Comment
8.1.3 - Equipment

Evaluate A/C When Temps Warm

Air conditioning equipment should not be operated when outdoor temperatures are below 65 degrees within the past or future 24 hours.  The inspector recommends having the air conditioning system evaluated by a licensed HVAC professional when the temperatures are warm enough to do so. Some licensed HVAC technicians have special equipment for testing A/C systems during cold weather.

Credit
Comment
8.3.1 - Ceiling Fans

Inoperative
West Enclosed Patio, 2nd Floor Enclosed Patio

The ceiling fan was inoperative at the time of the inspection.  It might be operated by a remote control which was not found during the inspection.


9 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D, Zinsco
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire Material
Copper, Cloth Insulated
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Conduit, Romex
GFCI & AFCI: GFCI Location
Exterior, Bathrooms, Utility Room
GFCI & AFCI: GFCI Reset Location
At the Receptacle
Smoke Detectors: Location of Smoke Detectors
Hallways and Bedrooms
Carbon Monoxide Detectors: Location of Carbon Monoxide Detector
Unknown
Service Entrance Conductors: Electrical Service Conductors
Overhead, Inspected at Panel and Weatherhead, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Service Size
100 Amps
Service Entrance Conductors: Location
North
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
70 Amps
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

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

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

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

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

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9.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Zinsco Panel
Basement

The distribution panel is a Zinsco Stab-lok type of residential circuit breakers. It appears to be in good condition but would be an item to consider upgrading and/or having a licensed electrician evaluate to ensure all components are in safe, working order. The inspector also recommends verifying insurability with your insurance provider. 

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9.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Taps
Basement

Double taps at the electrical panel should be repaired by a licensed electrician. 

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Comment
9.2.3 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Screws Missing
Basement

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Comment
9.3.1 - Branch Wiring, Circuits, Breakers & Fuses

Cloth Insulated Branch Wiring
Basement

Some electricity in the home was distributed through old wiring insulated with cloth insulation. This wiring should be evaluated by a licensed electrician.

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Comment
9.3.2 - Branch Wiring, Circuits, Breakers & Fuses

Unsecured Wiring
Crawlspace/Basement

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9.3.3 - Branch Wiring, Circuits, Breakers & Fuses

Exposed wiring
Northeast Crawlspace

Wiring is exposed and should be repaired by a licensed electrician. 

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Comment
9.3.4 - Branch Wiring, Circuits, Breakers & Fuses

Improper Splicing.
Garage

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Comment
9.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plate(s) Missing
Garage

At the time of the inspection, one or more electrical cover plates were missing. This condition left energized electrical components exposed to touch.  This is a shock/electrocution hazard. 

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9.4.2 - Lighting Fixtures, Switches & Receptacles

Hot-Neutral Reversed Receptacle
Master Bathroom

An electrical receptacle had hot and neutral wires reversed. 

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9.4.3 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle, 2-Prong
Interior Throughout

The home contained one or more ungrounded 2-prong electrical receptacles. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.  

For safety reasons, the Inspector recommends that receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Adding equipment grounding and a service grounding system will also increase home safety.

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9.4.4 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle, 3-Prong
2nd Floor Hallway Bathroom GFCI

The home contained one or more ungrounded 3-prong electrical receptacles.  Although the 3-prong electrical receptacles installed in a home typically indicate a home with grounded branch wiring, the receptacle had no grounding system installed to protect devices such as switches, light fixtures and electrical receptacles. This condition is unsafe because it leads those using the electrical system to believe they are protected by a grounding system when they are not. Ungrounded three-prong electrical receptacles should be labeled as such.

Although ungrounded electrical systems may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.  

For safety reasons, the Inspector recommends that receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker. Adding equipment grounding and a service grounding system will also increase home safety.

Adding equipment grounding and a service grounding system will also increase home safety.

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9.4.5 - Lighting Fixtures, Switches & Receptacles

Fixture Powered by Extension Cord
Basement

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9.5.1 - GFCI & AFCI

No GFCI Protection Installed
Garage, Kitchen

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

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9.6.1 - Smoke Detectors

Smoke Detectors

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

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9.7.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors

The inspector recommends carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

10 - Plumbing

General: Water Source
Public
Main Water Shut-off Device: Location
Streetside
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Public
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
PVC
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Size
4”
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
Galvanized, Copper
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Copper
Fixtures, Water Supply, & Distribution Systems: Water Filter
None
Fixtures, Water Supply, & Distribution Systems: Jetted Tub and GFCI Protection
Not Present
Fuel Storage & Distribution Systems: CSST Gas Distribution Piping
None
Hot Water Systems, Controls, Flues & Vents: Type
Conventional
Hot Water Systems, Controls, Flues & Vents: Age
7 Near End of Life Expectancy

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Hot Water Systems, Controls, Flues & Vents: Capacity (Gallons)
40
Main Water Shut-off Device: Interior Water Shut Off
Northwest Basement
Sewage & Drain, Waste, & Vent (DWV) Systems: Plumbing Clean-Out Location
Northwest Exterior
Fixtures, Water Supply, & Distribution Systems: Water Flow and Pressure
Below Average 30-55 psi
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Backyard
Gas Meter
Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
Hot Water Systems, Controls, Flues & Vents: Power Source
Gas
General: General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes

- drain, waste and vent (DWV) system

- water heater (type, condition and operation)

- sewage disposal system (designation as public or private)

- gas system

- sump pump (confirmation of installation/operation)

General: Back Water Valve Present
Northwest
Main Water Shut-off Device: Water Meter

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

Sewage & Drain, Waste, & Vent (DWV) Systems: Main Line Video-Scan

The inspector attempts to evaluate drain pipes by running water in every drain that has an active fixture while observing its draw and watching for blockages or slow drains. This is not a conclusive test, and only a camera/video-scan of the main line would confirm its actual condition. 

Blockages can  occur, usually relative in severity to the age of the system, and will range from minor clogs in the branch lines, or at the traps beneath sinks, tubs and showers to major blockages in the main line. The minor clogs are easily cleared, either by chemical means or by removing and cleaning out the traps. 

If tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. 

An option is to have the main waste line camera/video-scanned. 

You can also obtain an insurance policy that covers blockages and damage to the main line; however, most policies only cover plumbing repairs within the house or the cost of rooter service, which are usually relatively inexpensive.  


Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Brand
GE

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

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

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

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

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.

Fixtures, Water Supply, & Distribution Systems: 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.

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

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10.3.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Leaking Pipe
Basement

A drain, waste and/or vent pipe showed signs of a leak. 

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Comment
10.4.1 - Fixtures, Water Supply, & Distribution Systems

Drain Stop Inoperative
1st Floor Powder Room, Master Bathroom Sink

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10.4.2 - Fixtures, Water Supply, & Distribution Systems

Water Pressure Low

The water pressure is below the recommended 60-80 psi. We recommend consulting a licensed plumber for more information and recommendations.

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10.6.1 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan
Basement

No drip pan was present at the water heater.

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10.6.2 - Hot Water Systems, Controls, Flues & Vents

No Sediment Trap or Drip Leg
Basement

No sediment trap or drip leg was installed at the water heater. Sediment traps and drip legs are installed to keep particulates and moisture out of the gas valve. Particulates or moisture in the gas valve can interfere with water heater burner operation. The Inspector recommends installation of a sediment trap/drip leg by a licensed plumber.

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10.6.3 - Hot Water Systems, Controls, Flues & Vents

TPR Discharge Tube Too Short
Basement

11 - Doors, Windows & Interior

Odors: Odors
None
Windows: Window Type
Wood, Thermal, Vinyl Clad, Single-hung
Ceilings: Ceiling Material
Drywall
Walls: Wall Material
Plaster, Wallpaper
Laundry Facilities: Dryer Power Source
220 Electric
Laundry Facilities: Dryer Vent Material
Metal
Laundry Facilities: Dryer Exhaust
Vented to Exterior
Moderate Wear

The home showed moderate general wear and deterioration commensurate with its age. Some items will need maintenance or repair and will be identified in specific sections of this report.

Floors: Floor Coverings
Carpet, Tile, Hardwood
Countertops & Cabinets: Countertop Material
Granite, Laminate
Countertops & Cabinets: Cabinetry Material
Wood

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

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11.2.1 - Doors

Door Doesn't Latch
Northwest Basement

Door doesn't latch properly. 

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11.2.2 - Doors

Door Sticks
Southwest Office

Door sticks and is difficult to open.

Here is a helpful DIY article on how to fix a sticking door. 

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11.2.3 - Doors

Sliding Glass Door- Difficult to Operate, Track Debris
Living Room

Difficulty in operating the sliding glass door appeared to be caused by dirt and debris in the track. The door should be examined again after the track has been cleaned.

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11.2.4 - Doors

Moderate damage/deterioration
Basement

Doors exhibited general moderate damage or deterioration.

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11.3.1 - Windows

Broken Glass
Staircase 2nd Floor

One or more windows have broken glass.

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11.3.2 - Windows

Window Not Operational
2nd Floor Stairs

One or more windows appear to have general damage and are not operational. 

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11.3.3 - Windows

Sash Will Not Stay Open
2nd Floor North Enclosed Patio

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11.4.1 - Floors

Wood- Moisture Damage
2nd Floor Living Room

At the time of the inspection, wood floors in the home had areas of visible moisture damage. 

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11.5.1 - Ceilings

Poor Patching
3rd Floor

Sub-standard drywall patching observed at time of inspection.

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11.6.1 - Steps, Stairways & Railings

Staircase- Loose Handrail
Main Staircase 2nd Floor

This staircase was old and deteriorated. 

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11.6.2 - Steps, Stairways & Railings

Staircase- Not Compliant to Modern Standards
Basement, 3rd Floor

The staircase was older and will not comply with modern safety standards for proper tread and rise.  Rise should be no more than 7", and tread should be no less than 10".  Stairs with 4 or more risers should have a handrail installed.  Handrails must be continuous from top riser to bottom riser of each flight of stairs. 

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11.7.1 - Walls

Minor Cracks
Stairs, 2nd Floor Enclosed Patio

Minor cracks observed.  Monitor. 

12 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Range: Range Energy Source
Gas
Range Hood/Exhaust System: Type
None
Dishwasher: Brand
Bosch
Range: Range Brand
Magic Chef
Range Hood/Exhaust System: Brand
Unknown
Garbage Disposal: Brand
Badger/In-Sink-Erator
Range: Limited Inspection

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

Cooktop not present.

Wall Oven: Limited Inspection

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

Refrigerator not present.

Built-in Microwave not present.

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.

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Comment
12.2.1 - Dishwasher

No Air Gap/Anti-Siphon/High-Loop Device Present

There is no air gap or high loop in the discharge line from the dishwasher to the garbage disposal or drain.  Implication: Grey water from the sink can back up into the dishwasher and can subsequently contaminate dishes and/or flood the floor.

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Comment
12.6.1 - Range Hood/Exhaust System

Exhaust Fan Inoperable
Kitchen

Kitchen exhaust fan/range hood was inoperable.