CPI, CRSP, RSE
The inspection was essentially visual, not technically exhaustive, and did not imply that every defect would be discovered. The project was based upon conditions that existed at the time of the inspection. This inspection excluded and did not intend to cover any and all components, items, and conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as carpeting, vinyl floors, wallpapering, and painting. The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates.
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH (UNLESS OTHERWISE PURCHASED SEPARATE FROM HOME INSPECTION).
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN.
THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on ‘opinion only’ basis. This company assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.
Explanation of Ratings (How to Read Report)
I= Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home.
L = Limitations. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.
NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.
O = Observation. This indicates that an action is recommended. Observations are color-coded to indicate the importance of the observation.
|2.2||Roof Drainage Systems||X|
Vents had proper flashing and the gaskets were in good condition. Only a few up close pictures for perspective on flashing/gaskets condition. Any deficiences will be noted in the report.
What's inspected? Roof covering, drainage systems, the flashings, the skylights, chimneys, and roof penetrations.
What's not inspected? Antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories.
This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.
|3.1||Siding, Flashing & Trim||X||X|
|3.2||Eaves, Soffits & Fascia||X|
|3.4||Walkways, Patios & Driveways||X|
|3.5||Decks, Balconies, Porches & Steps||X|
|3.6||Vegetation, Grading, Drainage & Retaining Walls (With respect to their effect on the condition of the building)||X|
Cracks in concrete and/or asphalt are a very common occurrence and are seen in just about all installed concrete and/or asphalt surfaces. Inspector will only make elaborating comments about cracks if more nefarious items are noted like heaving, trip hazards, heavy settling, poor drainage and so on.
What's inspected? Exterior wall-covering materials, flashing and trim; all exterior doors; adjacent walkways and driveways; stairs, steps, stoops, stairways and ramps; porches, patios, decks, balconies and carports; railings, guards and handrails; the eaves, soffits and fascia; vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
What's not inspected? Operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting; items that are not visible or readily accessible from the ground, including window and door flashing; geological, geotechnical, hydrological or soil conditions; recreational facilities or playground equipment; seawalls, breakwalls or docks; erosion-control or earth-stabilization measures; safety-type glass; underground utilities; underground items; wells or springs; solar, wind or geothermal systems; swimming pools or spas; wastewater treatment systems, septic systems or cesspools; irrigation or sprinkler systems; drainfields or dry wells; determine the integrity of multiple-pane window glazing or thermal window seals.
One or more areas of the siding was missing at the time of the inspection which could allow for moisture intrusion to supportive wall. Recommend correction by installation of approved siding.
Painted wood casing around the garage door are showing signs of wear. Recommend repainting to avoid damage due to moisture intrusion
*Safety* Handrails were not installed in a location high enough that can result in injury should a pet or child fall. Recommend correction by installing a handrail (at least 36" high) with balusters that are not more than 4" apart.
|4.5||Attic Structure & Sheathing||X|
Multi-famly structures (such as duplexes) shall be separated by fire-resistance-rated wall that extends up to the roof. These firewall are not allowed to have plumbing, electric and/or HVAC penetrating the firewall. This multi-family structure was noted as having the proper fire resistant wall separation.
Due to installed drop ceiling the inspector had limited visibility of subflooring which limits the ability to detect moisture damage on subflooring of upper level.
Ceiling structure was inacessable at time of inspection, unable to visually inspect.
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.
|5.2||Normal Operating Controls||X|
|5.4||Vents, Flues & Chimneys||X|
The heating system was tested for proper function and heating ability.
No venting flue system deficiencies noted at the time of the inspection.
Furnace / Air Handler built in 1998. Unit is late service life of a standard industry recognized 12-15 years lifespan.
I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
|6.1||Water Supply, Distribution Systems||X|
|6.2||Washer Connections / Drain Pipe||X|
|6.3||Drain, Waste, & Vent Systems||X|
|6.4||Hot Water Systems||X|
Filter and filtration systems are not tested during the inspection. Recommend qualified plumber further evaluate proper function if needed.
Water input nozzles and drain pipe appeared functional at time of inspection. This does not guarantee future use as neither was tested. Recommend using hoses with seals and properly looped drain line from washer. Always monitor both items for both leaks and proper draining when using a washer.
Water heater built in 2014. Unit is early service life of a standard industry recognized 8-12 years lifespan.
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Water heater was tested during inspection and found to be functional. Inspection only verifies water heater is able to heat water above ambient temps. Water temperature can vary depending on settings.
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.
|7.1||Service Entrance Conductors||X|
|7.2||Main Service Panel||X|
|7.3||Branch Wiring Circuits, Breakers & Fuses||X|
|7.4||Lighting, Switches & Fans (All Accessible)||X|
|7.5||Receptacles (All Accessible)||X|
Installed GFCIs were tested and functional unless otherwise noted in this report.
Smoke detectors are visually identified as installed, yet not tested. For battery operated smoke detectors, Recommend changing the batteries when you take possession of the property and every 6 months afterwards. You will want to test them monthly. Detectors older than 10 years should be replaced.
What's Inspected? Service drop; overhead service conductors and attachment point; service head, gooseneck and drip loops; service mast, service conduit and raceway; electric meter and base; service-entrance conductors; main service disconnect; panelboards and over-current protection devices (circuit breakers and fuses); service grounding and bonding; 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; all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; smoke and carbon-monoxide detectors.
What's Not Inspected or Required? Insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures; operate electrical systems that are shut down; remove panelboard cabinet covers or dead frontsope; rate or re-set over-current protection devices or overload devices; operate or test smoke or carbon-monoxide detectors or alarms; inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems; measure or determine the amperage or voltage of the main service equipment, if not visibly labeled; inspect ancillary wiring or remote-control devices; activate any electrical systems or branch circuits that are not energized; inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices; verify the service ground; inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility; inspect spark or lightning arrestors; inspect or test de-icing equipment; conduct voltage-drop calculations; determine the accuracy of labeling; inspect exterior lighting.
Cover plates missing a variety of locations. These include empty junction boxes, vacuum flow, cable receptacles. Receptacle boxes was missing a cover plate which is a shock hazard, especially at a level where children can reach. Recommend correction by installing a proper cover plate.
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.
Microwave was operated and found to be functional. Operation does NOT guarantee heating and/or cooking results.
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.
|10.1||Walls / Ceilings||X|
|10.6||Steps, Stairways & Railings||X|
|10.7||Countertops & Cabinets||X|
|10.11||Lighting Fixtures, Switches & Receptacles||X|
|10.12||Home Vacuum System||X|
Minor cracks in the walls and ceilings are very common and are normally the result of long-term settling. Some settling is not uncommon especially in homes over 5 years old. Generally minor cracks are not a structural concern, though can be corrected for aesthetic purposes. More serious cracks or large amounts of cracks will be called out in the report.
Lamanite flooring was noted installed in home. This type of flooring is normally very durable yet cosmetic bubbling or raising can occur over time as the flooring expands and contracts due to moisture in homes. Small areas will not be identified as small cosmetic areas are common in the laminate. However, if defective or serious problems are noted in areas inspector will identify in the report.
At the time of the inspection, the Inspector observed no or minimal deficiencies in the condition of this staircase. Inspection of staircases typically includes visual examination of the following: treads and risers; landings; angle of staircase; handrails; guardrails; lighting; headroom; windows; and walls and ceilings.
All ceiling fans were tested for normal operation and stability. Any discrepancies will be noted.
What is inspected? A representative number of doors and windows by opening and closing them; floors, walls and ceilings; stairs, steps, landings, stairways and ramps; railings, guards and handrails; garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.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.
|11.7||Lighting Fixtures, Switches & Receptacles||X|
|11.8||GFCI & AFCI||X|
|11.10||Carbon Monoxide Detectors||X|
|12.7||Lighting Fixtures, Switches & Receptacles||X|
|12.8||GFCI & AFCI||X|
|12.10||Carbon Monoxide Detectors||X|
|13.7||Lighting Fixtures, Switches & Receptacles||X|
|13.8||GFCI & AFCI||X|
|13.10||Carbon Monoxide Detectors||X|
|14.7||Lighting Fixtures, Switches & Receptacles||X|
|14.8||GFCI & AFCI||X|
|14.10||Carbon Monoxide Detectors||X|
Door sticks and is tough to open. Recommend sanding down offending sides.
Here is a helpful DIY article on how to fix a sticking door.
The closet door is not installed In the basement bedroom at the time of the inspection.
A receptacle box is present in the ceiling of the walk-in closet for the basement bedroom. The cover plate as required over this receptacle box.
|15.4||GFCI & AFCI||X|
|15.5||Water Supply, Distribution Systems & Fixtures||X|
|15.6||Lighting Fixtures, Switches & Receptacles||X|
Discoloured grout maybe evidence of a minor leak present at the base of the toilet.Recommend a qualified plumber evaluate and repair to prevent further water damage.
|16.2||Water Supply, Distribution Systems & Fixtures||X|
|16.3||Lighting Fixtures, Switches & Receptacles||X|
|16.4||GFCI & AFCI||X|
|17.2||Water Supply, Distribution Systems & Fixtures||X|
|17.3||Lighting Fixtures, Switches & Receptacles||X|
|17.4||GFCI & AFCI||X|
Shower fixtures were inoperable at the time of inspection. Recommend a qualified plumber or handyman evaluate. Showerhead appears to be stored in the bathroom cabinet.
|18.3||GFCI & AFCI||X|
|18.4||Water Supply, Distribution Systems & Fixtures||X|
|18.5||Lighting Fixtures, Switches & Receptacles||X|
Door sticks when trying to close.
|19.2||Drain, Waste, & Vent Systems||X|
|20.1||Walls, Ceilings, Floors||X|
|20.2||Occupant Door (From garage to inside of home)||X|
|20.4||Garage Door Opener||X|
Door was a proper solid door and has seals on bottom which delays spread of fire and limits CO to interior of home.
The photo-electric sensor designed to activate the automatic-reverse at the overhead garage door responded to testing as designed.
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
Generally the carpet is in satisfactory/like new condition with no visible stains.