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1234 Main St.
Edina, MN 55436
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
11
Maintenance item
17
Recommendation
2
Safety hazard

1 - Inspection Details

The Home Is Considered To Face
West
Style
Bungalow
Type of Building
Single Family
Occupancy
Furnished, Occupied
In Attendance
Client, Client's Agent
Weather Conditions
Cloudy
Temperature (approximate)
38 Fahrenheit (F)

2 - Roof

Inspection Method
Walking on Roof
Roof Type/Style
Gable
Coverings: Material
Asphalt
Flashings: Material
Metal
Homeowner's Responsibility

Every homeowner has the responsibility to monitor and inspect their roof coverings. To inspect a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating shingles and flashing, indications of damage to the roof covering and debris that could clog valleys and gutters.

Roofing materials are designed to be water-resistant, not waterproof, eventually any roof system will leak. No one can predict where, when, or how a roof will leak. 

Inspect your roof at least once year as part of a homeowner's routine home maintenance plan, inspecting after major storms is also good practice. Catch problems before they become major defects.


Roof Limitations
Roof

The information presented here is based on what was visible and accessible at the time of the inspection and is not a guarantee of the quality or remaining lifespan of the roofing materials. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. The inspector cannot certify that the roof will not leak, there are many factors that can contribute to whether a roof will leak or not and cannot be reflected here.

Skylights & Other Roof Penetrations not present.

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.

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Comment
2.1.1 - Coverings

Ice Dams - Older Homes
Roof

Poor insulation and attic venting as well as heat infiltration into attic spaces can all lead to increased chances of ice dam formation. Recommend monitor for ice dam formation, installation of heat cables may reduce the occurrence of ice buildup and icicles. For a more permanent solution in older homes, retrofit insulation panels may be a good option, contact a licensed roofing contractor about installation. 

Resources: https://www.extremepanel.com/wp-content/uploads/2016/08/Retrofit-Panels-Brochure.pdf

Roof Roofing Professional
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Comment
2.1.2 - Coverings

Shingles - Multiple Layers

Multiple layers of roofing materials, potential for shortened material life. Recommend further evaluation by a licensed roofing contractor.

Roof Roofing Professional

3 - Chimney, Fireplace, Stove

Chimney Material
Metal, Brick, Sidewall Vent, PVC
Heating System Masonry Chimney: Heating Chimney Exterior Was Inspected

The chimney exterior was inspected during my home inspection.

Heating System Masonry Chimney: Heating Chimney Flashing Was Inspected

I inspected for flashing installed at the chimney. 

Flashing is installed in areas where the chimney stack meets another system or component of the house.  And the flashing is supposed to divert water away from those areas to prevent water intrusion.

Heating System Masonry Chimney: Heating Chimney Hood or Cap Installed
Roof

A hood or cap was installed, masonry appliance chimneys should have a masonry reinforced cap with a rain flashing and metal cap for the appliance flue.

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Comment
3.1.1 - Heating System Masonry Chimney

Chimney - Masonry Cap Cracked/Deteriorated
Roof

Masonry cap at top of chimney, minor cracks and prior repairs visible. Monitor for further deterioration, repair as necessary to maintain chimney in good condition and prevent water penetration issues.

Mag glass Monitor

4 - Exterior

Appurtenance
Deck, Sidewalk
Siding, Flashing & Trim: Siding Material
Metal
Siding, Flashing & Trim: Trim Materials
Vinyl Plank
Eaves, Soffits & Fascia: Soffit And Fascia Material
Metal
Gutter Systems: Gutter Material
Seamless Aluminum
Gutter Systems: Gutter Type
Eave Mounted
Gutter Systems: Covers Installed
No
Gutter Systems: Downspout discharge
Above grade
Walkways, Stairs, Patios & Driveways: Driveway Material
Concrete
Walkways, Stairs, Patios & Driveways: Walkway Material
Concrete
Walkways, Stairs, Patios & Driveways: Patio Materials
Not Present
Doors & Windows - Exterior: Exterior Entry Door
Steel, Wood
Doors & Windows - Exterior: Exterior Entry Door Type
Hinged, Storm Door
Vegetation, Grading, Drainage & Retaining Walls: Lot Slope
Flat
Vegetation, Grading, Drainage & Retaining Walls: Fence
Not Present
Vegetation, Grading, Drainage & Retaining Walls: Below Grade Sprinkler System
N/A
Decks: Deck Material
Wood, Railings, Ground Level
Homeowner's Responsibility

Every homeowner has the responsibility to monitor the buildings exterior for signs of deterioration.

Look for signs of peeling paint, failed or missing caulks and sealant, loose or missing siding, and soffit and fascia materials. If you have an older home check your windows for damaged or missing glazing.

Without taking personal risk, a rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Gutters, downspouts and drains should be directing water away from the foundation. 

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
4.3.1 - Gutter Systems

Debris
Various Exterior

Gutters clogged with vegetative matter, recommend clean and flush gutter system. Consider installation of professional gutter covers that shed debris.

Wrench DIY
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Comment
4.4.1 - Walkways, Stairs, Patios & Driveways

Walkway - Settled
South Exterior

Sidewalk has settled towards the foundation, low area of sidewalk collects water, which could lead to an interior water penetration or structural movement. Recommend contact a licensed concrete contractor about possible repair or replacement of sidewalk and adjust grade to slope away from the foundation.

Gardening shovel tool shape Concrete Contractor
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Comment
4.4.2 - Walkways, Stairs, Patios & Driveways

Concrete Driveway - Cracked

Concrete driveway is cracked, recommend repair cracks and seal to prevent further water penetration and deterioration.

Tools Handyman/DIY
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Comment
4.5.1 - Doors & Windows - Exterior

Door - Sill/Trim Rotted
Garage

Service door deteriorated, door jambs and trim rotted, sill plate disconnected from jambs. Recommend replacement of door by a qualified professional.

Contractor Qualified Professional
Credit
Comment
4.5.2 - Doors & Windows - Exterior

Window Well Collapsed

Concrete window well for glass block window collapsed, indications of water penetration through window. Recommend replacement of window well and move downspout discharge to another direction to prevent future water penetration issues.

Contractor Qualified Professional
Credit
Comment
4.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
Various Yard

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend a qualified landscaper or foundation contractor regrade so water flows away from the home.

Yard scissors Landscaping Contractor
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Comment
4.7.1 - Decks

Deck Railings Weak
East Deck

Deck guard rails are not well supported and extremely weak, they would not prevent a fall in the case of a person leaning on them. Recommend further evaluation and repair by a licensed contractor.

Hammer Carpentry Contractor
Credit
Comment
4.7.2 - Decks

No Flashing Between House And Deck
East Deck

The flashing between the house structure and the ledger board may be incomplete or missing in places. The ledger board flashing is meant to prevent water penetration between the deck and the wall structure. Recommend repair by a qualified professional.

Contractor Qualified Professional

5 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Foundation: Material
Masonry Block
Basements & Crawlspaces: Insulation Type
None Present
Basements & Crawlspaces: Vapor Barrier
Not Present
Floor Structure: Basement Floor
Concrete
Floor Structure: Flooring Material
Wood Joists
Floor Structure: Sub-floor
Plank
Roof Structure & Attic: Material
Rafters, Not Visible
Roof Structure & Attic: Type
Gable
Homeowner's Responsibility

One of the most common problems in a home is a wet basement or foundation. Monitor the walls and floors for signs of water penetration, such as a musty smell, dampness, water stains, peeling paint, efflorescence, or rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and stains on drywall and carpet.

Percent of Foundation Not Visible
20 Percent
No Access To Attic Space

Attic hatch was sealed or obstructed, inspector is unable to view roof structure.

Basements & Crawlspaces: Cannot Predict How Often Basement or Crawlspace Will Leak

Inspector cannot predict If or When a moisture intrusion may occur.

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.

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Comment
5.1.1 - Foundation

Foundation Cracks - Minor
Basement

Minor cracking was noted in the foundation below a basement window. This is a common occurrence around window openings, minor cracks are normal. Recommend monitoring for more serious cracking, shifting/displacement. Contact a qualified foundation repair contractor for  repairs if cracking persists or increases in severity.

Mag glass Monitor
Credit
Comment
5.2.1 - Basements & Crawlspaces

Efflorescence

Signs of efflorescence growth on foundation walls, this is an indication that moisture has been present at some point. Efflorescence is a mineral salt that forms when water passes through masonry. Recommend cleaning and repair of gutter and downspout systems to manage roof water. Improve grade to slope away from the foundation. Scrape and paint interior foundation block with a hydrostatic paint.

Wrench DIY
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Comment
5.2.2 - Basements & Crawlspaces

Insulation Missing From Rim
Various Basement

Missing insulation around the rim joist, the rim joist is an area of heat loss that can contribute to frozen pipes. Recommend install fiberglass batts or spray foam rim joist.

Tools Handyman/DIY
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Comment
5.2.3 - Basements & Crawlspaces

Water Penetration - Unfinished Basement
Various Basement

Indications of prior water penetration into the basement. Sections of peeling paint, stains, and efflorescence are all indications of a prior or ongoing water penetration issue. Possible some water penetrations may occur through basement windows. Recommend further evaluation of exterior water management systems and repair as needed.

Contractor Qualified Professional

6 - Heating

Efficiency
High Efficiency
Exhaust Venting Method
Direct Vent - Sealed Combustion
Chimney Vent Material
PVC
Chimney Liner
Not Required
Combustion Air
Fresh Air Intake
Equipment: Approximate Capacity
62000 BTU/hr
Equipment: Heat Type
Gas-Fired Heat, Forced Air
Equipment: Energy Source
Natural Gas
Equipment: Approximate Age
10 Years

Year of manufacture 2009year of manufacture 2009

Equipment: Typical Life Expectancy
Furnace (high efficiency) 15 to 20 years
Equipment: Failure Probablility
Medium
Normal Operating Controls: Thermostat
Digital, Leaning
Distribution Systems: Heating Distribution
Ducts and Registers
Presence of Installed Heat Source in Each Room: Heat Source Present in Each Room
Equipment: Condensation Pump
Equipment: Filter Type
Pleated
Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often subjective and depends upon occupants perceptions such as: the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. If your equipment has an air filter (Or more than one), be sure to replace that filter on a regular basis, such as every three months or more frequently as needed.

Equipment: Brand
Lennox

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.

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Comment
6.1.1 - Equipment

Furnace - Recommend Servicing/Cleaning

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean and service furnace for proper operation. Consider a maintenance program offered by your local utility.

Fire HVAC Professional
Credit
Comment
6.1.2 - Equipment

Furnace - Condensation Leak
Basement Utility Room

Indications of condensation pooling inside draft induction fan housing, water audibly sloshing during operation Recommend further evaluation and service by a licensed HVAC contractor.

Fire HVAC Professional

7 - Cooling

Energy Source/Type
Electric, Central Air Conditioner
Air Conditioning Cooling Type
Air Cooled
Location
Exterior East
Cooling Equipment: Refrigerant Type
R410A
Cooling Equipment: Approximate Age
1 Years

Year of manufacture 2018

Cooling Equipment: Typical Life Expectancy
12 to 15 Years
Cooling Equipment: Failure Probablility
Low
Normal Operating Controls: Thermostat
Digital, Leaning
Distribution System: Configuration
Central
Presence of Installed Cooling Source in Each Room: Rooms With Available Cooling
Central Air
Cooling Equipment: Brand
York

Model# YCG18B21SA

Serial# W1E8780762

Cooling Equipment: Cooling Capacity
1.5 Tons

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Air conditioner not operated due to cold temperatures

Central air conditioning units should not be operated below 55 degrees F as the units could be damaged.

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
7.1.1 - Cooling Equipment

Recommend Yearly Service

Recommend yearly service, cleaning and maintenance of cooling equipment by a qualified HVAC contractor. *Consider a home maintenance service such as those offered by your local utility.

Fire HVAC Professional

8 - Plumbing

Water Treatment Systems
None
Water Source
Public
Fixtures: Types of Fixtures Present
Kitchen Sink, Bathroom Pedestal Sink(s), Bath Tub(s), Toilet(s)
Main Water Shut-off Device: Presence of Electrical Ground
Grounding Clamp, Meter Jumper Wire
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Fuel Storage & Distribution Systems: Gas Piping
Copper, Steel
Drain, Waste, & Vent Systems: Material
ABS, PVC, Cast Iron, Galvanized
Drain, Waste, & Vent Systems: Waste System Type
City Sewer
Water Supply and Distribution: Water Supply Material
Copper, Lead
Water Supply and Distribution: Distribution Material
Copper
Water Supply and Distribution: Hose Bibbs Present
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room, Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Exhaust Venting Method
Natural Draft
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Approximate Age
7 Years

Year of manufacture 2012

Hot Water Systems, Controls, Flues & Vents: Typical Life Expectancy
8 to 12 Years
Hot Water Systems, Controls, Flues & Vents: Failure Probablility
Medium
Main Water Shut-off Device: Location
West, Basement
Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. Monitor exposed plumbing for signs of leakage.

Fixtures: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two or more fixtures operating simultaneously. 

Drain, Waste, & Vent Systems: Radon System
Activated System, Radon System Labeled

Radon Reduction System Types:

- Passive radon systems use a simple pipe leading from below the basement slab up through the roof, acting like a chimney to draw radon out of the home. Power should be available in attic space to add a fan for an active system.

- Active Radon Mitigation systems use a suction fan in conjunction with sub-slab depressurization to reduce Radon levels in your home.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Richmond

Model# 6G40S-36F1

Serial# RMLNQ251236032


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. 

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

Hose Bibbs - Shut Off For Winter
Radon Fan Was Not Viewed

Do to sealed attic hatch, the radon fan present in attic space was not viewed by the inspector. The visible draw indicator shows good flow and the fan is audibly running from the vent discharge at the roof.

Sump Pump not present.

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.

Credit
Comment
8.1.1 - Fixtures

Toilet - Tank Loose
Bathroom

Toilet tank is loose, possible leakage issues, recommend further evaluation and repair.

Tools Handyman/DIY
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Comment
8.1.2 - Fixtures

Grout Missing From Tile Surround
East Bathroom

Grout missing from between tiles in tub surround at the window sill, potential for water penetration issues. When building materials become saturated there is the potential for mold and fungal growth. Recommend repair and seal grout.

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

Kitchen P-trap - Current leakage
East Kitchen

P-trap system under the kitchen sink is leaking, recommend repair or replace P-trap assembly.

Pipes Plumbing Contractor
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Comment
8.4.2 - Drain, Waste, & Vent Systems

Double Trapped Sink
Basement Laundry Area

The laundry sink is improperly plumbed to waste and is double trapped. Double trapping can lead to siphoning issues which pulls the water from the traps and allows sewer gas to enter the building, recommend further evaluation and repair by a licensed plumber.

Pipes Plumbing Contractor
Credit
Comment
8.5.1 - Water Supply and Distribution

Lead Wiped Joint at Water Main
West Basement

Lead wiped joint at copper service entrance, these joints were used for decades in the construction of millions of homes, the use was discontinued when the negative health affects of lead became known. Lead water pipes usually gain an interior coating built-up of minerals and calcium, often through the use of additives by the local water utility. It is still recommended that you have your water tested, allow it to run for up to a minute before drinking, or use filtration designed to remove lead. For more information regarding lead in your drinking water see this document from the EPA.

Mag glass Monitor

9 - Electrical

Power Turned On For Evaluation
Main Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement, Utility Room
Main Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main Service & Grounding, Main Overcurrent Device: Number Of Circuits Installed
18
Main Service & Grounding, Main Overcurrent Device: Service Ground Type
Water Service Pipe
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex, Conduit
GFCI & AFCI: Circuit Interrupters
GFCI's Present, AFCI's Present
Smoke Detectors: Smoke Detectors
Present
Carbon Monoxide Detectors: Carbon Monoxide Detectors
Present
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Lighting Fixtures, Switches & Receptacles: Fixtures & Receptacles Inspected

I make an effort to manipulate every switch, and test every receptacle, while viewing the operation of light fixtures and fans.

Circuit Labels Not Evaluated
Main Service & Grounding, Main Overcurrent Device: The Accuracy Of Circuit Labels Was Not Verified

Labeled circuits in older service panels are often inaccurate, contact a licensed electrician for evaluation.

Lighting Fixtures, Switches & Receptacles: Fixtures, Receptacles, and Switches Not Operated

Due to the frequent presence of furniture and personal items, certain outlets or switches cannot be operated, or may not be visible at the time of inspection. Similarly light fixtures may have burned out bulbs where operation cannot be proven.

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.

10 - Attic, Insulation & Ventilation

Attic Inspection Performed
No Access
Attic Insulation: Insulation Type
Not Determined
Ventilation: Ventilation Type
Soffit Vents, Roof Vents
Exhaust Systems: Exhaust Fans
Bath Fan, Microwave Fan - Recirculating, Window in Bath
No Access to Attic Space

No access to attic space due to a missing, sealed, or obstructed attic hatch.

Mechanical Ventilation Effectiveness Not Determined
Air/Vapor Barrie System - Continuity Not Verified

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
10.1.1 - Attic Insulation

Attic Not Accessible - Insulation Quantity Presumed Low
Attic

The attic was not accessible to determine the amount of insulation, homes of this age often have insufficient insulation in the attic spaces. State energy guidelines recommend a minimum insulation value of R-44 for attic spaces. Recommend inquire with seller as to any upgrades in insulation, and installation of more insulation as required.

Conversation 512 Inquire With Seller

11 - Doors & Windows - Interior

Windows: Window Manufacturer
Marvin
Windows: Window Type
Double-hung, Double Pane, Awning
Windows: Window Material
Vinyl Clad Wood
Floors, Walls, & Ceilings: Ceiling Material
Plaster
Floors, Walls, & Ceilings: Floor Materials
Hardwood, Vinyl
Floors, Walls, & Ceilings: Wall Material
Plaster
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
Doors: Doors Inspected

I inspected a representative number of doors according to the Home Inspection Standards of Practice by opening and closing them. I did not operate door locks and door stops, which is beyond the scope of a home inspection. 


Windows: Windows Inspected

I inspected a representative number of windows according to the Home Inspection Standards of Practice by opening and closing them. I did not operate tip-out locks or additional features other than basic operation.

Floors, Walls, & Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice. 

Inspection Limited By

Storage Items

No comment Offered On Cosmetic Finishes

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.

Credit
Comment
11.2.1 - Windows

Windows - Peeling Paint
Various Bedroom

Window sills peeling paint, possible paint may contain lead, recommend testing. If positive use caution when interacting with materials. *Do Not Sand* Strip old paint with a heat gun or chemical stripper. Consider contacting a lead abatement contractor for further evaluation and repair.

Contractor Qualified Professional
Credit
Comment
11.3.1 - Floors, Walls, & Ceilings

Tile Flooring May Contain Asbestos

Use care when interacting with older 9" tile, vinyl sheet products, and their glue, as they may contain asbestos fibers. It is difficult to determine whether or not these tiles are asbestos tiles just by looking at them, but the age of these tiles certainly falls within the time period when asbestos tiles were widely used. Recommend having the tiles and adhesive tested before disturbing them, contact a licensed asbestos mitigator for removal.

Contractor Qualified Professional
Credit
Comment
11.4.1 - Steps, Stairways & Railings

Handrail - Too Low
South Basement Staircase

Handrail is mounted too low. Recommend raise handrail to a minimum of 34" up from front edge of stair tread and install railing return to wall.

Tools Handyman/DIY

12 - Built-in Appliances

Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Range/Oven Type
Conventional
Washer & Dryer: Dryer Power Source
220 Electric
Washer & Dryer: Dryer Vent
Metal
Range/Oven/Cooktop: Range/Oven Brand
Kenmore
Built-in Microwave: Brand
GE
Refrigerator: Brand
Frigidaire
Dishwasher: Brand
GE
Washer & Dryer: Brand
LG, Frigidaire
Appliances Are Not Moved Or Inspected As Part Of The Home Inspection

Garbage Disposal not present.

Credit
Comment
12.4.1 - Dishwasher

Back Flow Prevention Missing
East Kitchen

Back flow prevention missing, recommend install a high loop in the dishwasher drain line.

Tools Handyman/DIY

13 - Detached Garage

Garage Type
Single Car, Detached
Ceiling: Ceiling Coverings
Not Covered
Garage Door: Material
Wood
Garage Door: Type
Sectional
Garage Door Opener: Drive Type
Chain Drive
Garage Door Opener: Safety Devices Present
Walls & Firewalls: Older garage

Older garage structures are often susceptible to deterioration and foundational movement due to roof water discharging at the foundation. The garage has a broken, settled slab, but the overall structure seems fair. Be sure to continue to manage roof water and consult a licensed contractor for repairs.

Foundation: Integral to slab

Early garage building styles included pouring a slab and building a garage on top, with a limited or minor foundation below.

Credit
Comment
13.2.1 - Floor

Cracking

The garage floor slab is severely cracked with indications of movement, shifting and heaving. Recommend further evaluation and probable slab replacement by a qualified concrete contractor.

Credit
Comment
13.5.1 - Garage Door Opener

Vehicle Door Operator - Fails To Auto Reverse
Garage

Vehicle door operator fails to auto reverse when 10 pounds of stopping force are applied to the door. Recommend adjust door closing force on vehicle door operator.

Tools Handyman/DIY