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1234 Main St.
Lenoir City Tennessee 37771
05/26/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
94
Items Inspected
42
Maintenance observation
13
Moderate observation
3
Significant observation

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


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


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

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

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

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


This is meant to be an Honest, Impartial, Third-Party assessment. 

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

1 - Inspection and Site Details

Inspection Start Time
10:00 AM
Inspection End Time
7:30 PM
Inspection Attendees
Client not present, Seller present
Inspection Type
General Home Inspection
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Over 75 degrees
Weather
Partly cloudy
Soil condition
Damp
Rain in the last 3 days:
Yes
Residence Age
20-25 years old

Older homes cannot be expected to meet current building code standards. It is common to have areas that no longer comply with current building code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection. 

Residence Type
Single Family Home(2 story), Attached
Occupancy Status
Occupied-Furnished

If this residence was furnished at the time of the inspection portions of the interior were hidden by the occupants belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

2 - Roofing

General: Roof Material
Architectural Asphalt/Fiberglass
General: Roof Type/Style
Gable
General: Roof Inspection Limitations
N/A
Chimney(s): Description of Chimney
Brick, Masonry
General: Roof Inspection Method
Walked on Roof Surface
General: Roof Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents
Flashings: Flashing Material
Aluminum, Rubber
Roof Drainage Systems: Gutter Material
Aluminum

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories.

2.2.1 - Roof Coverings

Exposed Nails
Front of Chimney, Ridge Vents

Observed one or more roof covering fasteners were exposed. Recommend sealing and monitoring to help prevent moisture intrusion.

Tools Handyman/DIY
2.2.2 - Roof Coverings

Old Satellite Dish Mounting Site
Back of House

Satellite dishes mounted on roofs usually require penetrating the roofs surface with screws, leaks can occur at these area's when the satellite dishes are removed. These area's should be sealed, at least annually, and monitored to prevent leaks until a permanent repair can be applied.

Tools Handyman/DIY
2.2.3 - Roof Coverings

Shingles Missing
Back of House

Observed an area that appeared to be missing sufficient coverings. Recommend qualified roofing contractor evaluate and/or repair.

Roof Roofing Professional
2.2.4 - Roof Coverings

Possible Problematic Area Noted
Front of House Left Side of House

Observed an area on the roof that may not shed water effectively. The shingles observed were slightly curled on the leading edges and located in a low slope area. Recommend monitoring this area and contacting a licensed roofing professional to evaluate, if any changes are noted.

Mag glass Monitor
2.5.1 - Flashings

Worn
Chimney

Flashing showed signs of wear and tear. This is normal for a roof of this age. Recommend monitoring.

Roof Roofing Professional
2.5.2 - Flashings

Kick out flashing
Front of House, Back of House, Right Side of House, Left Side of House

Kick-out flashing was missing where walls extended past roof edges. Kick-out flashing is designed and installed to divert water from behind the exterior wall covering at areas of the home where a sidewall extends out past a connecting roof eve. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. Recommend evaluation by a qualified roofing contractor.
2.5.3 - Flashings

Missing Roof Edge Flashing

The roof was missing roof edge flashing. Lack of roof edge flashing leaves the edges of roof sheathing and underlayment exposed to potential moisture damage from wood decay and/or delamination. Recommend evaluation and/or placement of roof edge flashing by a licensed roofing professional.
Roof Roofing Professional
2.6.1 - Roof Drainage Systems

Blocked Downspout
Back of House Front of House

Some downspouts designed to discharge roof drainage appeared to be clogged with debris. Recommend that any blocked downspouts be cleared to help protect the home structure. 

Here is a DIY resource for cleaning gutters. 

Tools Handyman/DIY
2.6.2 - Roof Drainage Systems

Runoff onto roof
Back of House

One or more downspouts terminate onto the roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend you consider options to properly control roof run-off. Evaluation by a qualified professional as needed.

2.6.3 - Roof Drainage Systems

Downspout Discharge Concern / Near House
Front of House Back of House Left Side of House Right Side of House

Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct water away from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house. 

Tools Handyman/DIY
2.6.4 - Roof Drainage Systems

Downspout Diverter Missing and/or Damaged
Front of House Back of House Right Side of House Left Side of House

One or more downspout diverters were damaged or missing at the time of the inspection. Recommend diverters or discharge be placed/replaced to help protect the home structure.

Tools Handyman/DIY
2.7.1 - Chimney(s)

Chimney Cap- Moderate Cracking
Chimney

Moderate cracking visible in the chimney cap should be filled with an appropriate sealant to prevent worsening damage caused by moisture in the cracks expanding as it freezes. All work should be performed by a qualified professional.
Fireplace Chimney Repair Contractor
2.7.2 - Chimney(s)

Missing Mortar / Minor
Chimney

Missing mortar/minor was observed at the bricks of the exterior chimney. Recommendation to clean, seal and monitor.

2.7.3 - Chimney(s)

IMPROVE
Chimney

Chimney cap not present on chimney. Caps will help prevent intrusion into the chimney flue and possibly the structure interior by unwanted wildlife. Recommend having a chimney cap/liner installed.

3 - Exterior

Wall Cladding: Style
Brick, Lap
Wall Cladding: Materials
Brick Veneer, Vinyl Siding
Eaves, Soffits, Fascia and Trim: Description of Eaves, Soffit and Fascia
Metal Clad, Vinyl Clad
Doors(Exterior): Doors Material
Fiberglass/Metal, Metal, Wood
3.2.1 - Wall Cladding

Damaged cladding
Back of House

The exterior wall cladding had damaged and or deteriorated areas visible at the time of the inspection that may allow pest intrusion and/or moisture intrusion of the walls assembly. Recommend seal and monitor as needed.

Tools Handyman/DIY
3.2.2 - Wall Cladding

Mortar joints / Minor cracks
Front of House

The brick veneer had minor cracking in mortar joints, this should be sealed with an appropriate material to help avoid continued further damage. Monitor

3.4.1 - Doors(Exterior)

Sliding Glass Door Hardware Would Not Latch

A stationary door had hardware noted that was difficult to operate. Repairs are recommended.

Tools Handyman/DIY
3.4.2 - Doors(Exterior)

Rusted lintels

Lintels above door and/or window openings were visibly rusted and rust can cause deterioration of the exterior wall covering. Recommend loose rust removal and paint to protect from weather.

Tools Handyman/DIY
3.4.3 - Doors(Exterior)

Sealing

The exterior components of homes such as doors, windows, siding, trim, fascia and soffits need maintenance. Periodic maintenance requires cleaning, painting and/or sealing. If not maintained properly, insect, moisture and air penetration may occur. Recommend sealing as needed.

Tools Handyman/DIY
3.5.1 - Windows (Exterior)

Aged/Weathered
Back of House

At the time of the inspection, windows exteriors showed general weathering commensurate with their age or lack of maintenance. Weathering typically includes fading of paint and deterioration of sash, sills or trim. Maintaining window exteriors on an annual basis will extend their lifespan. Windows are expensive to replace. Recommend cleaning, sealing and painting as needed.

Tools Handyman/DIY
3.5.2 - Windows (Exterior)

Damaged Screens
Left Side of House Back of House

Window screen(s) was damaged at the time of the inspection, you may wish to have them repaired or replaced.

Tools Handyman/DIY
3.5.3 - Windows (Exterior)

Sealant windows perimeter
Back of House, Front of House

Around the perimeter of the windows should be sealed with an appropriate sealant such as a premium grade of exterior acrylic latex to help prevent moisture and insect intrusion of the exterior wall assemblies. Moisture intrusion can damage materials and encourage the growth of microbes such as mold. <>.Note: The exterior windows openings should be examined annually and an appropriate sealant reapplied as necessary.

Tools Handyman/DIY
3.5.4 - Windows (Exterior)

Lintels rusting
Front of House Back of House Left Side of House Right Side of House

Lintels above door and/or window openings were visibly rusted and rust can cause deterioration of the exterior wall covering. Recommend removing loose rust, cleaning and painting the lintels to protect from weather.

3.6.1 - Door Bell

Did not work

The doorbell did not operate when tested. Recommend checking the door bell button, chime & transformer & replace or repair as needed.
Contractor Qualified Professional
3.7.1 - Exterior Outlets

Damaged cover
Back of House

An exterior outlet had a damaged weatherproof cover on the Back of the home. This is safety hazard should be corrected by a qualified electrical contractor.

Electric Electrical Contractor

4 - Grounds

Patio Observations: Patio Cover Type
[[Framed cover]]This patio had a wood-framed cover.
Driveway Observations: Driveway Type:
Concrete driveway noted., Brick driveway noted.
Walkway Observations: Walkway
Concrete sidewalk noted.
Patio Observations: Patio Description
[[Poured concrete]]This patio was constructed of poured concrete.
Porch Observations: Porch Floor
Slab
Porch Observations: Porch Foundation
Brick
Deck Observations: Deck Foundation
DECK STRUCTURE, [[Wood]]The basic deck structure was built of wood., STAIRCASE FOUNDATION, [[Concrete pad]]The base of this deck staircase rested upon a poured concrete pad.
Deck Observations: Deck Materials
[[Wood planking]]Deck planking (the walking surface) was composed of wood., PLANKING MATERIALS, [[Composite]]Deck planking (the walking surface) was composed of a recycled plastic/wood composite material which requires very little maintenance., GUARDRAIL MATERIAL, [[Composite]]Guardrail assemblies protecting the deck were made of recycled plastic/wood composite material that requires little maintenance., [[Wood staircase]]This deck staircase staircase was entirely constructed of wood., [[Plastic/wood composite]]The treads of this this deck staircase were made of a plastic/wood composite., STAIRCASE MATERIAL, TREAD MATERIAL
4.1.1 - Driveway Observations

Common cracks

Common cracks (1/4-inch or less) were visible in the driveway. Cracks exceeding 1/4-inch should be filled with an appropriate material to avoid continued damage to the driveway surface from freezing moisture.

4.1.2 - Driveway Observations

Moderate surface deterioration
Driveway Front of House

The concrete driveway had moderate surface deterioration. The Inspector recommends patching with an appropriate material to help prevent worsening deterioration.

4.2.1 - Walkway Observations

Moderate heaving

Moderate heaving of soil beneath the walkways had created trip hazards that should be corrected by a qualified contractor.

Gardening shovel tool shape Concrete Contractor
4.3.1 - Vegetation Observations

Vegetation in contact with exterior
Back of House

There was vegetation in contact with the exterior of the dwelling. Vegetation in contact with the exterior can cause premature deterioration of roof and siding, and make an easy entry point for pest. Recommend clearance of 12 inches of the vegetation from exterior walls.

4.4.1 - Grading Observations

Standing water
Right Side of House, between shed and garage

Standing water near or in contact with the foundation was noted at the <> at the time of inspection. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. The ground should slope away from the home for a distance of at least six feet from the foundation. I recommend improving drainage in these areas near the foundation.

4.5.1 - Steps, Stairs and Handrails

Minor Mortar Cracking
Front of House

Observed minor mortar cracking, recommend seal and/or repair. Monitor

Contractor Qualified Professional
4.5.2 - Steps, Stairs and Handrails

Missing handrail
Front of House, Back of House

Although it had 4 or more risers, this staircase had no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. The Inspector recommends that a handrail be installed that complies with modern safety standards. All work should be performed by a qualified contractor.
4.6.1 - Patio Observations

Shrinkage cracks
Back of House

Typical cracking was observed at the concrete surfaces. Further deterioration will occur as water expands and contracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete.

4.7.1 - Porch Observations

Common cracks

Common cracks 1/8-inch or less) were visible in the concrete porch floor at the time of the inspection. Cracks exceeding 1/8-inch should be filled with an appropriate sealant to avoid continued damage to the concrete porch floor surface from freezing moisture.

4.8.1 - Deck Observations

Disclaim/Limitations, Framing not accessible
Back of House

Deck framing was not accessible for viewing due to being fully enclosed. The Inspector disclaims responsibility for inspection of the deck structure below the deck.

5 - Electric Service

Electric Panel: Main Panel Location
Utility Room
Electric Panel: Service Conductor
Copper
Electric Panel: Main Shut Off
200 Amps, 200 Amps, 125 Amps
Electric Panel: Protection
Breakers
Branch Wiring: Wiring Method
Romex
Branch Wiring: Branch Wire 15 and 20 AMP
Copper
Service Wires: Service Type
Underground
Meter: Service Amps and Voltage
Back of House
400
Meter: Ground Type
Not Visible
Electric Panel: Panel Manufacturer
Bryant, General Electric, Siemens
Electric Panel: Panel Rating
200, 125, 200, 200
Electric Panel: Electrical Inspection Limitations
Blocked

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

5.3.1 - Electric Panel

Open Slots, Breakers
Utility Room

One or more slots where circuit breakers are normally installed were open in panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

Contractor Qualified Professional

6 - Garage

General: Garage Inspection Limitations
Automobiles, Store Items
Garage Door: Type
Automatic
Garage Door Opener: Auto Reverse Sensors
Present
Garage Door Opener: Pressure Sensitive Reverse
Present
Garage Door: Material
Metal, Insulated
6.2.1 - Ceiling

Minor Defects
Garage

Minor defect was visible in the garage above air handler/furnace. Two holes were observed in the ceiling where old furnace pipes used to run. Pipes were not present during the inspection. Recommend repair/refinish as needed.

6.5.1 - Garage Door

Sealant Recommended

The perimeter of one or more doors should be sealed with an appropriate sealant such as a premium grade of exterior acrylic latex to help prevent moisture intrusion of the exterior wall assemblies. Moisture intrusion can damage materials and encourage the growth of microbes such as mold. Areas around exterior door openings should be examined annually and an appropriate sealant reapplied as necessary.

6.5.2 - Garage Door

Opener not operating.

One of the garage door openers was not functioning at the time of the inspection. Recommend repair or replace by a qualified individual.

Tools Handyman/DIY
6.5.3 - Garage Door

Rusty lintel

A lintel above the door was visibly rusted at the time of the inspection. This condition may damage the brick and will eventually structurally weaken the lintel. Recommend removal of loose rust, clean and paint to protect from the weather.


Tools Handyman/DIY
6.7.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Tools Handyman/DIY

7 - Structural Components

Attic Access Observations: Attic Access
Attic access
Attic Access Observations: Attic Access Location
Hallway, Closet

Attic Access Location

Attic Access Observations: Attic Limitations
Insulation, Limited Access
Roof Observations (Structural): Roof (Structural)
OSB Sheathing, Engineered wood trusses
Ceilings Observations (Structural): Ceilings (Structural)
Engineered Wood Truss
Walls Observations (Structural): Walls (Structural)
From the appearance of the finished material on living side; the walls appeared to be structurally sound and in good shape., Wood- Some not visible
Foundations and Floors (Structural): Foundation
Poured concrete, Masonry block
Attic Access Observations: Method used to observe attic
Back Hallway Ceiling / Lower Level
From entry, Access difficult to enter safely
Foundations and Floors (Structural): Floor/Slab
Poured Slab, Wood Joist, Engineered Floor Trusses
Columns and/or Piers: Columns and/or Piers
Crawlspace
Masonry block piers

8 - Insulation and Ventilation

Insulation / Vapor Barrier Observations: Vapor Barrier
Not Visible
Bathroom Exhaust Fan & Vent: Bathroom Exhaust Fan & Vent
Fan with light, Fan / Heat / Light
Insulation / Vapor Barrier Observations: Attic Insulation
Loose-Fill, Batt
Dryer Vent and Cover: Dryer Vent Material and Power Source
Power Source: 220 Electric, Material: Metal

Range Hood Exhaust Fan & Vent not present.

8.3.1 - Dryer Vent and Cover

Gap at dryer vent
Back of House

Vent  pipes are too long. Pipes should be trimmed to allow the vent caps to sit flush with the exterior wall. Gaps around the dryer vent where it penetrated the exterior wall should then be filled with an appropriate sealant to prevent insect entry. All work should be performed by a qualified contractor.

Wrenches Handyman

9 - Crawlspace

Crawlspace: Inspection Method
Crawled, Crawlspace Access
Crawlspace: Crawlspace Floor
Crawlspace
Dirt
Crawlspace: Crawlspace Observation Limitations
Crawlspace
Insulation limited view
Crawlspace: Sub-floor
Crawlspace
Inaccessible, OSB
Insulation (Crawlspace): Insulation
Crawlspace
Batt
Vapor Retarders (Crawlspace): Vapor Barrier
Crawlspace
Plastic

10 - Plumbing

Main Water Shut Off: Main Water Shut Location
[[Not Found]]The main shut off valve for the water supply was not found. Consult the seller regarding the location or existence of a main shut off valve., Not Found
Main Water Shut Off: Water Supply- Source
Private well water supply
Main Water Shut Off: Water Supply- Service Piping Into The House
Metal, Steel
Fuel Supply and Distribution: Fuel Shutoff
Right Side of House
Main Shut Off At Propane Tank
Fuel Supply and Distribution: Description of Fuel Piping
Copper
Supply Branch Piping: Supply Branch Piping Material
Crawlspace, Walls
Readily visible water supply pipes are:, Plastic
Drainage, Wastewater & Vent Piping: Description of DWV
Crawlspace
Plastic
Water Flow and Pressure: Water Pressure At Outside Water Spigot
Front of House
42 lbs.
Washer Machine Connections: Washer Machine Connections
Utility Room
Not visible
10.3.1 - Supply Branch Piping

Improper Supports or Lack of Supports
Crawlspace

A small section of distribution pipes were installed in a sub-standard way. Recommend a qualified plumber evaluate and properly fit and install new pipe section and/or proper support hangers.
Pipes Plumbing Contractor

11 - Water Heater

Water Heater Observations: Location
Utility Room
Pressure Relief Observations: Pressure Relief Extension Material
Missing
Fuel Supply Observations: Fuel Source
[[Electric]]This was an electric water heater.
Exhaust Piping Observations: Description of Exhaust Piping
N/A
Water Heater Observations: Water Heater Capacity
Utility Room
80 Gallons
11.1.1 - Water Heater Observations

No drip pan
Utility Room

Although this water heater was installed in a location in which leakage of the tank or plumbing connections would cause damage, no drip pan was installed. A proper drip pan should be installed to prevent possible water damage.

Contractor Qualified Professional
11.2.1 - Pressure Relief Observations

No discharge pipe
Utility Room

The temperature/pressure relief (TPR) valve had no discharge pipe installed. If the valve were to activate while a person was nearby, that person could be badly burned. The Inspector recommends that a properly-configured TPR discharge pipe be installed by a qualified plumbing contractor. The TPR V ALVE SHOULD NOT BE TESTED UNTIL A PROPER DISHARGE PIPE HAS BEEN INSTALLED

Contractor Qualified Professional

12 - Interiors

Windows: Window Type
Double-hung, Casement
Windows: Window Material
Vinyl
Countertops & Cabinets: Cabinetry Material
Wood
Ceilings: Ceiling Material
Interior
Gypsum Board
Walls: Wall Material
Interior
Gypsum Board
Doors: Door Material
Interior
Wood, Glass, Metal
Floors: Floor Coverings
Carpet, Tile, Hardwood
Countertops & Cabinets: Countertop Material
Bathrooms, Kitchen
Granite

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. 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: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. 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 confirm the operation of every control and feature of an inspected appliance.

12.2.1 - Walls

Minor Corner Cracks or Deficiencies
Upstairs Bathroom

Minor cracks at noted. These deficiencies  are not a structural concern. Recommend patch and paint.

Tools Handyman/DIY
12.2.2 - Walls

Moisture Damage
Bedroom 4 Coat Closet, 2nd Floor

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Contractor Qualified Professional
12.4.1 - Windows

Inoperable window
Bedroom 2, Upstairs

One or more windows were inoperable at the time of inspection. This defect condition is considered to be a safety issue especially in the bedrooms because all bedrooms should have a second means of egress. I recommend a qualified licensed contractor to repair as needed.

12.6.1 - Outlet Observations

Loose outlet/box
Guest house, long wall on right after entering front door.

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


Contractor Qualified Professional
12.11.1 - Lavatories/Sinks Observations

Cosmetic Staining
Bathrooms, Kitchen

Some Vanities had cosmetic staining visible under the sinks. Cosmetic staining usually does not affect functionality.

12.11.2 - Lavatories/Sinks Observations

Wall-Mounted Lavatory Loose
Half Bathroom, First Floor

The wall-mounted lavatory was insecurely fastened to the wall. I recommend that steps be taken to properly secure the sink to the wall.

Contractor Qualified Professional
12.12.1 - Toilet Observations

Loose at floor
Guest house bathroom

The toilet was loose at the floor. Recommend it to be re-attached by a qualified plumbing contractor.

Pipes Plumbing Contractor
12.13.1 - Shower Observations

Cosmetic Staining
MasterBathroom

The shower had cosmetic Staining visible. Cosmetic staining usually does not affect functionality.

Contractor Qualified Professional
12.14.1 - Whirlpool Bath Observations

Drain stopper not functional
MasterBathroom

The tub drain stopper was not functional at the time of inspection. This limited the inspection to visual only and the jets were not tested. Recommend qualified plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
12.14.2 - Whirlpool Bath Observations

Slow Drainage
MasterBathroom

The tub was slow to drain. This is typically due to a clogged trap but may also indicate a blockage of the waste pipe. You may wish to have this condition investigated by a plumbing contractor.

13 - Built-in Appliances

Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Exhaust Hood Type
None
Range/Oven/Cooktop: Obstructed
Kitchen

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.

14 - Heating

Heating Equipment: Energy Source
Electric, Propane
Vents, Flues & Chimneys: Description of Vents/Flues/Chimneys
Metal double wall flue pipe, Plastic - PVC
Heating Equipment: Heat Type
Left Side of House, Garage, Bedroom 4, Upstairs, Closet
Forced Air, Heat Pump, Propane-Fired Heat
Heating Equipment: Limited inspection due to access.

Access was blocked by owner belongings at the time of the inspection. 

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

15 - Air Conditioning

Cooling Equipment and Operation: Energy Source/Type
Electric, Central Air Conditioner, Ceiling Fan, Propane, Complete System - Forced Air
Disconnect Observations: Disconnect- Description of Fuses or Circuit Breakers
Left Side of House Back of House
Service pull disconnect, 30 Amps
Exterior Equipment: Location
Left Side of Home, Rear of Home
Cooling Equipment and Operation: Cooling Type
Central Split System- Forced Air, Complete system- Forced Air
Condensate Drain: Drain Material
PVC

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

15.3.1 - Suction Lines

Seal wall penetration
Back of House

The hole in the exterior wall-covering cut to allow penetration of air-conditioning lines should be sealed with an appropriate sealant to prevent moisture and insect entry.

15.3.2 - Suction Lines

Damaged or missing insulation
Back of House

The foam sleeve insulation on the suction line was damaged or missing at areas at the time of inspection. Missing and/or damaged foam on suction line can cause energy loss and condensation. Evaluation and repair is recommended.

16 - Thermostats, Filters and Distribution

Heating & Cooling Distribution: Description Distribution
Crawlspace
Insulated, Rigid and Flex ducting visible at the time of inspection.
Thermostat Observations: Thermostat
Digital

Digital - programmable type,The heating and/or cooling system was controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times. Thermostats are not checked for calibration or timed functions. 

Analog, non-programmable type, non-programmable thermostats have no energy saving capabilities as do programmable thermostats.  Recommend an upgrade to a modern, digital programmable thermostat. This could yield a saving of up to $180 per year in energy costs. Thermostats are not checked for calibration or timed functions. 


Filter Observations: Description of Filter
Guest House, Main House, Upstairs Hallway
Disposable
16.1.1 - Heating & Cooling Distribution

Joint Disconnected
Crawlspace

There are disconnected joints in the ductwork, resulting in significant energy loss. Recommend repair or replace.

Fire HVAC Professional

17 - Fireplaces and Fuel-Burning Appliances

Venting, Flue(s), and Chimney(s): Description of Vents/Flues/Chimneys
Metal double wall flue pipe
Fireplaces, Stoves & Inserts: Description of Fireplace
Living Room
Gas, Insert

12.1 The inspector shall: A. inspect: 1. fuel-burning, stoves, and inserts. 2. fuel-burning accessories installed. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.