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1234 Main St.
DURHAM, NC 27704
12/05/2019 9:00AM

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agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Inspector, Client(s), Buyer's Agent
Occupancy
Vacant, Staged
Type of Building
Single Family
Construction Year (From Online Sources)
1930

2019

Weather Conditions
Overcast, Humid
Temperature at the Time of Inspection
70-80 Degrees
Precipitation in the Last 48 hrs?
Yes, Heavy Rain
Ground Condition
Wet
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left or right of the home should be construed as standing in the front yard, viewing the front of the home. 

Important Information / Limitations: Overview

Inhabitable Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of NC. As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

There may be comments made in this report that exceed the required reporting of the NC Standards of Practice, these comments (if present) were made as a courtesy to give you as much information as possible about the home. Exceeding the Standards of Practice will only happen when I feel I have the experience, knowledge, or evidence to do so. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection, and any comments made that do exceed the standards will be followed by a recommendation for further evaluation and repairs by applicable tradespeople. 

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were accessible and visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of inspection only, and expire at the completion of the inspection, as conditions can change. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including but not limited to: roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the State of NC, and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, regarding the operation, function, or future reliability of the home and it's components. AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they may cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

Important Information / Limitations: Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components/appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; The insurability of the structure or any of its items or components, Any component or system that was not observed; Calculate the strength, adequacy, design, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying insects or organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

Important Information / Limitations: Notice to Third Parties

Notice to Third Parties: This report is the property of Inhabitable Home Inspections and is Copyrighted as of 2018. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

Important Information / Limitations: Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems, or areas of concern. 

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Important Information / Limitations: Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to me schedule this service. 

Important Information / Limitations: Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.

QUALITATIVE vs QUANTITATIVE - A home inspection is not quantitative, when multiple or similar parts of a system, item, or component are found to have a deficiency, the deficiency will be noted in a qualitative manner such as "multiple present" etc. A quantitative number of deficient parts, pieces, or items will not be given as the repairing contractor will need to evaluate and ascertain the full amount or extent of the deficiency or damage. This is not a technically exhaustive inspection. 

COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. 

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.

Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification. Non-acknowledgement implies that you understood all information contained in this report.


Important Information / Limitations: Recently Remodeled Home (Flip) Information

It appeared that this home had been recently remodeled and at least partly painted. This type of work may conceal certain conditions such as settling and movement, water damage, wood destroying insect damage and infestation, mold, electrical issues, plumbing issues, signs of water entry, or other risks. Further investigation is recommended.

Important Information / Limitations: Comment Key - Definitions

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or Concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/FYI - This categorization will include items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. This categorization will also include FYI items that could include observations, important information, recommended upgrades to items, areas, or components, as well as items that were nearing, at, or past the end of their typical service life, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, Plumbing pipes, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 

2 - Roof

General Info: Inspection Method
Walked the Roof
Roof Covering Material
Architectural-like Shingles
Shingles Stage of Life Estimation
<1 Year
Vents / Protrusions: Roof Protrusion Type(s)
Plumbing Stack Vent(s), Fixed Roof Exhaust Vent(s), Kitchen Exhaust Vent
General Info: Roof Views
General Info: Roof Limitations

The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor.

Architectural Shingles
The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50 year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typical replacement is usually needed 23 - 28 years after the initial installation.

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:
  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.
Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.
Vents / Protrusions: Roof Protrusions Information

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Roof Flashings: Flashing Information

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Gutters Information

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Gutters / Downspouts: Downspouts Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Recommend Maintaining Gutters

It is recommended to periodically clean debris from the guttering channels to prevent downspouts from clogging. Clogs in downspouts can allow the gutters to overflow; damaging roof sheathing, fascia boards, and saturating grounds at the foundation.

Credit
Comment
2.2.1 - Roof Surface Condition

Exposed Nail Heads - Shingles

Exposed nail heads were present on areas of the shingles. I recommend for a qualified person to seal any exposed nail heads, to prevent the possibility of leaking.

Roof Roofing Professional
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Comment
2.3.1 - Vents / Protrusions

Boot(s) not Installed

There were plumbing vent stack rain boots that were installed improperly. The bottom of the vent boot should overlap the shingle below it to adequately shed rainwater. The proper installation of the rain boots are recommended by a qualified person.

Roof Roofing Professional
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Comment
2.5.1 - Gutters / Downspouts

Downspouts Terminating Near Foundation

There were downspouts present that were discharging within five feet of the foundation of the home. Current standards require downspouts to be diverted at least five feet from the foundation of the home to prevent the grounds surrounding the foundation from becoming saturated. Saturated grounds can allow water / moisture to enter basement and crawl space areas, and in extreme cases can allow for settlement of the home. Properly extending all downspouts at least five feet away from the home is recommended by a gutter contractor.

Gutter cleaning icon Gutter Contractor
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Comment
2.5.2 - Gutters / Downspouts

Downspouts/Gutters Terminating on Roof Surface

There were gutters and/or downspouts present that were discharging onto the roof surface. Shingle manufacturers will not cover damage to the shingles caused by guttering discharging water onto the roof surface. This discharged water can loosen the ceramic granules and cause premature aging of the shingle surface. (attached is a technical bulletin from GAF addressing this) The downspouts are recommended be routed to discharge into the lower guttering by a gutter contractor.

Gutter cleaning icon Gutter Contractor

3 - Grounds

Driveway and Walkway Condition: Walkway Material
Concrete
Driveway and Walkway Condition: Driveway/Walkway Cracks Present?
No
Grading / Lot Drainage: Grading/Drainage Conditions (All Applicable)
Areas in Need of Attention
Gas Meter/LP Tank Information: Fuel Source
Gas Meter
Gas Meter/LP Tank Information: Location of Fuel Source
Right Side of Home
Gas Meter/LP Tank Information: Main Gas Shut Off Valve Location
On Exterior Meter
Driveway and Walkway Condition: Driveway Material
Gravel
Grading / Lot Drainage: Grading / Drainage Overview

The grading around the home was inspected to determine that it was designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade (if applicable). No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Grading / Lot Drainage: Grading Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls or under slabs, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home.

Vegetation Observations: Vegetation Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. No deficiencies were observed unless otherwise noted in this report.

Porch(es): Wooden Porch Information

The wooden porch(es) were inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Stairs: Stairs Information

The stairs were inspected by looking at their construction, attachment, risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Guardrails, Stair Rails, & Handrails: Railing Information

The guardrails, stair rails, and handrails were inspected for their presence, proper sizing and spacing, looking for damage and securement, and other significant deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Porch / Deck Roof Condition: Porch/Deck Roof Information

Visible portions of porch/deck roofs were inspected looking for any significant defects, leaks, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Patio: Patio Information

The patio area was inspected looking for significant defects. No significant deficiencies were present at the time of inspection unless otherwise noted in this report. 

Concrete Surfaces: Concrete Satisfactory Condition
The concrete slabs/flatwork around the home appeared to be in satisfactory condition at the time of inspection.
Gas Meter/LP Tank Information: Gas Locked in Off Position
The gas was locked in the off position at the time of inspection by the service provider. Any items depending on gas for operation are excluded from this inspection.
Exterior Spigots: Spigot(s) Information

The spigots were inspected by testing their operation (if weather permitted), looking for leaks, their attachment to the home, presence of anti-siphon, etc. No deficiencies were observed unless otherwise noted in this report.

Fence: Not Inspected
A fence was present at the home. Fences and gates are not inspected per the standards of practice, and are excluded from this inspection.
Credit
Comment
3.2.1 - Grading / Lot Drainage

Grading Not Designed to Manage Rainwater
Backyard

The current configuration of the grading will not allow rainwater to run away from the home properly in the referenced area(s). Grading is either wrong or right, with no gray areas in between. The grading either slopes away from the structure (Right-Positive Grading), is flat (Wrong), or slopes towards the structure (Wrong-Negative Grade). Even though no repercussions may be present at the time of inspection due to improper grading, the possibility of moisture infiltration through foundation walls is always possible during heavy rainfall events. 

Flat grading and negative grading allows the soil in these areas to become saturated, once saturated the porous, permeable masonry foundation walls can wick this water out of the soil via capillary action. This can allow the masonry itself to become saturated and either evaporate this moisture into areas below grade in the form of water vapor, creating high humidity, or allow for moisture or water infiltration into areas below grade.

As mentioned in the "Grading / Drainage Information" comment above, the soil is recommended to slope away from the structure, with a 6 inch drop in elevation, in the first 10 feet away (5% grade). When the proper grade can not be achieved a swale or drain should be installed as needed to manage rainwater runoff. Evaluation and repairs are recommended to the grading as needed to allow for the proper runoff of rainwater by a grading contractor, foundation contractor, or other qualified contractor.

This deficiency will be labeled in Red (significant concern) when evidence of moisture infiltration was observed, or labeled in Orange (moderate concern) when no indications of moisture infiltration was observed. 

A video about proper grading can be seen here: https://m.youtube.com/watch?v=5hYIda7tWqA

Triangle Grading Contractor
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Comment
3.8.1 - Patio

Water Collects in Patio Area
Rear of home

There is a partial concrete block wall around the patio area.  It has a low point in the left rear corner (when viewed from the back door) which has no drain.  This results in water pooling in the patio area during rains.  The water can accumulate to the point where water can drain next to the foundation which could cause moisture in the crawlspace.  Recommend a drain be installed at the patio's low point to keep water from accumulating.   This work should be done by a qualified contractor.

Gardening shovel tool shape Concrete Contractor
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Comment
3.12.1 - Fence

Fence gate

Gate to the backyard does not shut properly due to the latching mechanism contacting the gate.  This is a safety hazard to the operator since it takes significant effort to push it shut.  Recommend the gate be modified to not impact the mechanism.

Contractor Qualified Professional

4 - Exterior

Walls / Cladding: Siding Material
Vinyl Siding
Walls / Cladding: Wall Construction Type
2X Wood Lumber
Walls / Cladding: Wall Crack(s) Present?
No
Overhangs / Soffit / Fascia: Soffit & Fascia Material
Wood Fascia & Soffit
Exterior Doors: Door Material(s)
Steel
General Info: Representative Number Inspected

The State of NC Standards of Practice states that a representative sample of exterior components shall be inspected on each side of the home when multiple pieces make up an item or component (i.e. cladding, windows, overhangs, etc.). I try to ensure that all portions are inspected but height from the ground, vegetation, or other factors may prevent full accessibility or visibility of some items. 

General Info: Probing of Wood

The NC Standards of Practice requires any areas of wooden trim, siding, or other wood components to be probed if water damage (wood rot) was suspected. Any photos of a screwdriver stuck into wood represents water damage/wood rot to some extent. Hidden damage is always a possibility at these areas. These areas of damage will require further evaluation to determine the extent of the damage, along with repairs made as deemed necessary by a qualified contractor. 

Walls / Cladding: Wall and Cladding Information

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Walls / Cladding: Painted Brick Present

The brick of the home has been painted. This obscures the condition of the masonry behind the paint, and may also obscure cracks and other deficiencies. The condition of the masonry is limited to visual portions only. 

Window Exteriors: Windows Information

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Overhangs / Soffit / Fascia: Soffit / Fascia Information

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Exterior Doors: Doors Information

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Exterior Doors: Handleset Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly. 

Credit
Comment
4.2.1 - Walls / Cladding

Vinyl Siding to Grade Clearance
Rear of home

FYI - There were areas of inadequate vinyl siding to grade clearance. Although vinyl is practically impervious to moisture, prolonged exposure may allow for dry-rot of the material. As well, moisture can be held against the material creating conditions conducive to insect infiltration behind the siding, that would not be visible. This also prevents determining if wall framing has proper clearance from grade.  Repairs or modifications are recommended here as needed to achieve proper clearance by a qualified contractor. 

Siding Siding Contractor
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Comment
4.2.2 - Walls / Cladding

Incorrect attachment of vinyl siding
Rear of home

At the back wall of the home the top row of vinyl siding has fastener (most likely screws) driven through the bottom lip which is presumed to hold it in place.  Vinyl siding is designed to be able to expand and contract with temperature changes and these screws will not allow that to happen leading to eventual cracking.  Recommend a professional siding contractor repair/replace as necessary.

Siding Siding Contractor
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Comment
4.3.1 - Window Exteriors

Gaps Present Around Windows
Rear kitchen window

A gap exists at the top of the kitchen window.  Moisture can enter at this gap and cause future moisture damage.  Recommend a handyman/DIY caulk the gap.

Tools Handyman/DIY
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Comment
4.3.2 - Window Exteriors

Window sill edges not painted

Edges of wood window sills around the home are not sealed which will allow moisture to be absorbed resulting in damage.  Recommend these edges be painted and caulk to minimize any additional future damage.

Contractor Qualified Professional
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Comment
4.6.1 - Exterior Doors

Interior Keyed Deadbolt

An interior-keyed deadbolt was present on the door(s). This is a safety hazard and can slow or prevent someone trying to escape in case of a fire. Current standards state the lock should be operable from inside of the home without keys, tools, or special knowledge. Replacement is recommended with a traditional deadbolt by a qualified person.

Tools Handyman/DIY

5 - Kitchen

Oven/Range: Energy Source
Gas
Oven/Range: Range Anti-tip Bracket Present
Yes
Exhaust Fan: Fan Type
OTR Exterior Vented
Kitchen View
Cabinets, Countertops: Countertop/Cabinets Information
Kitchen

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Sink(s): Kitchen Sink Information

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Spray Wand: Spray Wand Information

The spray wand, whether standalone or attached to the faucet, was operated looking for proper flow and to ensure no leaks were present. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Undersink Plumbing - Kitchen: Plumbing Information

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Dishwasher : Dishwasher Information

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Oven/Range: Gas Off

The gas was off for the home and the range could not be tested for functionality. I recommend confirming proper operation prior to closing.

Exhaust Fan: Exhaust Fan Information

The kitchen exhaust fan was inspected by operating normal controls, checking for proper operation. The fan's type (recirculating or exterior) will also be reported on. No deficiencies were observed at the time of inspection if not otherwise noted in this report. 

Refrigerator: Refrigerators Not Inspected

Refrigerators are not included in a Home Inspection as they are considered transient, "unattached" items. They are also not moved to look at the condition of the floor under them, or the cabinetry around them. Therefore their water line and power receptacle are not visible and excluded from this inspection. If the refrigerator is a concern, I recommend having it evaluated by an appliance repair company or other qualified person prior to closing. 

Credit
Comment
5.1.1 - Cabinets, Countertops

Gaps at base of cabinets
Kitchen

Around the kitchen cabinets there are gaps between the flooring and the bottom of the cabinets.  This is an area where moisture, dirt and pests can access the subflooring where the owner cannot see.  This is a potential area where damage could occur.  Recommend a trim professional place trim in the locations identified.

Hammer Carpentry Contractor
Credit
Comment
5.4.1 - Undersink Plumbing - Kitchen

Leak Present

A leak was present under the kitchen sink during the running of the dishwasher but not during testing of the sink. The leak location was not immediately obvious but puddling occurred on the floor to the left of the kitchen sink and on the left side of the  dishwasher.  Believe water might be coming from the junction of dishwaser with drain piping and possibly from the dishwasher itself.  Continued leakage will result in moisture damage to the cabinetry and potentially underlying Repairs are recommended as needed by a licensed plumber to rectify the leak.

Pipes Plumbing Contractor
Credit
Comment
5.5.1 - Dishwasher

Leak From Dishwasher

The dishwasher unit had a potential leak during operation. Repairs are recommended as needed to rectify any leaks by a licensed plumber or other qualified person. The possibility of hidden damage exists at any areas that were not fully visible, where leaking is present. Recommend a licensed plumber correct leaks.

Wash Appliance Repair
Credit
Comment
5.5.2 - Dishwasher

Door Binding when Opening

The dishwasher door was binding on the toe kick. I did not force it open. Adjustments or modifications are needed as recommended by a qualified person for proper operation of the dishwasher door. 

Contractor Qualified Professional

6 - Bathroom(s)

Ventilation: Ventilation Sources
Ventilation Fan(s)
Tub and Shower Drain Information

Water was ran through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report. 

What I can't replicate is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. 

Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Cabinets, Countertops: Cabinet & Countertop(s) Information

The cabinets and countertops were inspected by looking for significant defects. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Mirror(s): Mirror Information

The bathroom mirror(s) were inspected looking at their attachment to the wall and for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Ventilation: Ventilation Information

The bathroom ventilation is reported on by its source; windows or ventilation fans are acceptable forms of ventilation for bathrooms containing a tub and/or shower. If fans are present they will be tested by operating the switch and listening for proper air flow. Although windows in a bathroom can substitute for a fan, a fan is still recommended due to not utilizing windows in colder winter months. No deficiencies were observed with the ventilation at the time of inspection unless otherwise noted in this report. 

Sink(s): Sinks Information

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Undersink Plumbing - Bathroom: Sink Plumbing Information

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Shower(s): Showers Information

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Shower Walls: Shower Walls Information

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Bathtub(s): Bathtub(s) Information

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage and looking for leaks and/or any cracks or damage to the tub itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Toilet(s): Toilet(s) Information

The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

7 - Interior Areas

Windows: Window Material
Vinyl
Windows: Window Glazing
Double Pane
Ceiling Condition: Moisture Stains Present on Ceilings
No
General Info: Bedroom Locations

Bedrooms are determined by starting with the Master, after walking out of the master bedroom, bedroom 2 will be the first bedroom you come to, bedroom 3 the next, and so on. 

Windows: Windows Information

The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, failed seals, etc. No reportable deficiencies were present unless otherwise noted in this report.

Closets: Closets Information

The closets were inspected by testing the operation of their doors and looking for significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Interior Doors: Interior Doors Information

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Doorbell: Doorbell Information

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Surfaces - Overall: Surfaces Information

Visible portions of the interior wall, floor, and ceiling surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects, any listing of these items should not be construed as an all-inclusive listing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Wall Condition: Walls Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Ceiling Condition: Ceilings Information

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. No reportable conditions or moisture stains were visibly present at the time of inspection unless otherwise noted in this report.

Ceiling Condition: No Moisture Stains Present

Moisture stains were inspected for on the ceilings throughout the home, and no moisture stains were present on the ceilings at the time of inspection. 

Floor Condition: Floors Information

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Floor Condition: Sloping Floors

The interior floors were sloped or uneven in some areas. Individual perception and sensitivity to floor sloping varies greatly. If a concern, I recommend further evaluation by a qualified contractor.

8 - Laundry

Dryer Energy Source
Electric
Dryer Vent: Dryer Vent Termination Point
Roof
Visible Plumbing - Laundry: Plumbing Information - No Washer Present
Hallway

The washing machine water supply valves were not operated to prevent damage.  No deficiencies were present at the time of inspection unless otherwise noted in this report. The standpipe (washer drain pipe) was not tested for leaks as a washing machine would need to be present to discharge water into the drain. The functionality of the drain is excluded from this inspection.

Dryer Vent: Dryer Vent Information

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

Credit
Comment
8.2.1 - Dryer Vent

Dryer vent finishing

Dryer vent box has unfinished edges and any moisture will cause damage to the trim.  Recommend the edges be painted and trimmed to prevent damage.

Contractor Qualified Professional

9 - Attic, Roof Structure, & Ventilation

Inspection Method: Inspection Method
Walked Where Possible
Inspection Method: Amount of Attic Physically Accessible
60-70%
Inspection Method: Amount of Attic Visually Accessible
90-95%
Inspection Method: Attic Accessibility Hindrances/Limitations
Insulation Level, Insulation Covering Framing
Inspection Method: Areas of Attic Not Visibly Accessible or Fully Accessible
Corners
Attic Access: Access Location(s)
Hallway
Attic Access: Access Type(s)
Pull Down Stair(s)
Ventilation: Ventilation Types
Fixed Roof Deck Vents
Roof Structure / Framing: Roof Structure Type
Rafters / Ceiling Joists, 1X Decking
Roof Structure / Framing: Indications of Condensation Present
No
Roof Structure / Framing: Indications of Leak(s) Present?
Yes
Insulation: Insulation Type
Blown-in Fiberglass, Fiberglass Batts
Insulation: Insulation Amount (Average)
8 - 10"
Exhaust Fan(s): Exhaust Fan Vent(s) Termination Point(s)
Through Roof
General Info/Limitations: Accessibility Limitations

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely physically and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

General Info/Limitations: Finished Floor Present

Portions of the attic contained a "finished" floor which obscured the insulation level, ceiling joists, wiring, etc. The inspection of the attic is limited to visual portions only.

Inspection Method: Visual/Physical Limitations Information

The referenced visual or physical obstructions listed above may block or hinder visual accessibility of the roof structure and other areas. The inspection of the attic area and roof structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. Insulation or any other item is not moved or disturbed for visual accessibility.

Attic Access: Attic Access Information

The attic access(es) were inspected by reporting on their location and type, as well as looking for any significant defects in association with the access. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ventilation: Ventilation Information

The attic ventilation was reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection and were not conducted. No indications of inadequate ventilation was observed at the time of inspection unless otherwise noted in this report. 

Roof Structure / Framing: Roof Structure Information

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies. No reportable conditions or indications of past or present leaks were observed at the time of inspection unless otherwise noted in this report. 

Insulation: Insulation Information

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend approximately 14 inches of insulation to achieve an R-38 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report. 

Exhaust Fan(s): Exhaust Fan(s) Information

Bathroom and kitchen (as applicable) exhaust fan ducts were inspected at visible portions ensuring that they vented to exterior air and that no damage was present to their ducts. No indications of deficiencies were present unless otherwise noted in this report. 

Plumbing Stack Vents: Vent Stack Information

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Credit
Comment
9.5.1 - Roof Structure / Framing

Moisture Stain(s) Present

There was moisture staining on the sheathing/decking in the attic. I can only report on the conditions as they existed at the time of inspection and can not confirm if this is from a past or present leak. I recommend inquiring with the sellers as they would have the best knowledge if the leak is active, and/or if repairs were made to the roof to address this issue. If they have no knowledge regarding the stains, evaluation is recommended by a roofing contractor with repairs made as needed, if needed. 

Roof Roofing Professional
Credit
Comment
9.5.2 - Roof Structure / Framing

Split Rafter(s)
Attic

Split / cracked rafters were present in the attic.  These rafters were supported around two chimneys previously in place.  When the chimneys were removed the rafters were not supported appropriately.  I recommend evaluation of the rafters, and repairs made as needed by a contractor or possibly a structural engineer.

Hardhat General Contractor

10 - Heating, Cooling

Exterior Unit(s) - Split System : Exterior Unit Location
Left side of home
Exterior Unit(s) - Split System : Exterior Unit Energy Source & Type
Electric Condensing Unit (Heat Pump)
Exterior Unit(s) - Split System : Exterior Unit Max Circuit Breaker Size
30amps
Interior Unit(s) - Split System : Interior Unit(s) Location
Attic
Interior Unit(s) - Split System : Interior Unit(s) Energy Source and Distribution
Electric Forced Air
Auxiliary Drain Pan: Auxiliary Drain Pan Present
Yes
Condensate Drain Pipe: Condensate Drain Termination Point
Left Side of Home
Air Return: Return Air Temp
70
Air Supply: Temperature Differential Cooling Mode
10-15 Degrees
Thermostat(s): Thermostat Location(s)
Main Level Hallway
Air Filter / Return Plenum: Filter Location(s)
Main Level Hallway
Cooling Source Present in Each Room: Cooling Source Present in Each Room
Yes
Heating Source Present in Each Room: Heating Source Present In Each Room
Yes
General Info: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at normal operating controls (the thermostat) in both heating and cooling modes (weather permitting); a non-invasive visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

General Info: Split System HVAC Present

This home contained a split system for heating and cooling which typically consists of four main parts: 

  • An Exterior unit (Heat Pump or AC Unit)
  • An Interior unit (Electric Air Handler or Gas Furnace)
  • A Thermostat
  • And Interior ductwork to distribute conditioned air throughout the home
General Info: HVAC Servicing Information

FYI - Manufacturers and HVAC contractors recommend annual servicing of HVAC systems. Failure to have the systems serviced on an annual basis can affect the life expectancy and efficiency of the units. I recommend asking the seller(s) for the service records, and if the records can not be produced or servicing has not occurred in the last year, servicing of the HVAC system is recommended by an HVAC contractor prior to the end of your inspection contingency period. 

Exterior Unit(s) - Split System : Exterior Unit Manufacture Year
2018

The typical life expectancy of exterior units is approximately 13-15 years. 

Exterior Unit(s) - Split System : Exterior Unit Information

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls (at the thermostat), and that conditioned air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Interior Unit(s) - Split System : Interior Units Manufacture Year
2018

The typical life expectancy of electric units is approximately 13-15 years, and 15-17 years for gas units. 

Interior Unit(s) - Split System : Interior Unit(s) Information

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls (at the thermostat), and that conditioned air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Auxiliary Drain Pan: Auxiliary Drain Pan Information

The interior HVAC unit(s) were inspected for the presence of an auxiliary drain pan if they were located in or adjacent to finished areas. These pans may contain a float switch to sense when the pan fills with water, shutting the unit off; or may contain a drain pipe that will allow any accumulated water to drain to the exterior. The functionality of either the float switches or drain pipes are not tested for. No deficiencies were present at visible portions unless otherwise noted in this report. 

Condensate Drain Pipe: Drain Pipe Information

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies, as well as reporting on its termination point. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection. No deficiencies were observed at visual portions, at the time of inspection, unless otherwise noted in this report. 

Refrigerant Lines: Refrigerant Line Information

The refrigerant lines were inspected at visible portions to ensure no damage was present and that pipe insulation was continuous on the lines. No deficiencies were observed unless otherwise noted in this report.

Air Return: Temperature Reading

A temperature reading of the return air was taken at the time of inspection, to provide a baseline to compare output temperatures to, showing the system responded to normal operating controls.

Air Supply: Air Supply Information

An infrared camera was used to show the system responded to normal operating controls, at the time of inspection. These images are not intended to show the exact temperature differential produced, the efficiency, or performance of the system; which lies beyond the scope of a home inspection. HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. Typical temperature differentials between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. 

Air Supply: Heating Functionality of Unit Not Tested - High Exterior Temperatures

The heating functionality of the unit(s) was not tested due to temperatures over 65 degrees at the time of inspection. HVAC manufacturers recommend not using the heating mode of HVAC units when the exterior ambient temperature is greater than 65-75 degrees (manufacturer specific), as a high pressure situation can occur. 

Thermostat(s): Thermostat Information

The thermostat was operated and it initiated the HVAC system, at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report. 

Air Filter / Return Plenum: Filter/Plenum Information

The return air grille, air filter, and return air plenum were inspected at visible portions looking for any significant deficiencies, gaps in the plenum, dirty filter(s), or an accumulation of dust. I recommend changing the filter every 30 days - 3 months depending on the style of filter used. This is one of the most important "maintenance" items you can perform as a dirty filter puts additional strain on the air handler and may cause damage to the unit.

HVAC Supply Registers: HVAC Supply Information

Conditioned air supply was present at the supply register(s) as seen with thermal imaging. CFM air flow is not inspected for. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Visible Ductwork: Ductwork Information

The ductwork was inspected at visible portions looking for damage, loose connections, or other significant defects. No reportable deficiencies were observed unless otherwise noted in this report. 

Visible Ductwork: Not Fully Visible - Covered By Insulation

The majority of the ductwork was not visible in the attic due to being covered with insulation. Any areas not visible are excluded from this inspection. No deficiencies were observed at visual portions unless otherwise noted in this report. 

11 - Plumbing

Main Shut Off Valve : Main Shut Off Valve Location
Crawl Space
Water Pressure: Water pressure
Functional
Water Distribution Pipes: Service Pipe Material (Visible Portions)
Galvanized Steel
Water Distribution Pipes: Water Distribution Pipe Material (Visible Portions)
Aquapex
Drain, Waste, and Vent Pipes (DWV): Sewer/Septic Lateral Material (Visible Portions)
PVC
Drain, Waste, and Vent Pipes (DWV): DWV Material Type (Visible Portions)
PVC
Sewer Clean Out: Cleanout Location
Not Found
Functional Flow: Functional Flow
Yes
Functional Drainage: Functional Drainage
Yes
General Info: Galvanized Piping Present
Crawl Space

The age of the plumbing system should be taken into consideration. Galvanized water lines typically have a 50 - 60 year life. Internal corrosion in the lines can and will affect the pressure of the plumbing system at some point in the future. Major repairs and / or replacement should be anticipated - this could be in 20 years or 6 months, remaining life is undeterminable. I dug down a small amount to see what the pipe looked like below the soil line and found some rust.  Recommend a licensed plumber provide an evaluation.

Main Shut Off Valve : Main Shut Off Information
Crawl Space right inside the right acess door

The shut off valve appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed unless otherwise noted in this report. The valve is not operated to test its functionality.

Water Distribution Pipes: Water Distribution Pipes Information

Visible portions of the water distribution pipes were inspected looking for leaks or other significant deficiencies. No reportable conditions were visually present at the time of inspection unless otherwise noted in this report. 

Drain, Waste, and Vent Pipes (DWV): Drain, Waste, and Vent Pipes Information

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other significant deficiencies. No leaks or other reportable conditions were visibly present unless otherwise noted in this report. Sewer camera inspections are recommended for any home regardless of age due to the sewer lateral between the home and sewer service or home and septic tank not being visible and the possibility of damage, blockages, or sagging areas in this pipe. These inspections typically cost around $250.00, but can save thousands if a problem is found. 

Sewer Clean Out: Sewer Cleanout Not Found

FYI - A cleanout for the sewer lateral was not found. I recommend consulting with the sellers as to its location.

Functional Flow: Flow Information

Water was run from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

Functional Drainage: Drainage Information

Water was ran through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to lived-in usage (solids being flushed down the system, etc.).

Gas Pipes: Gas Pipes Information

Visible portions of the gas pipes appeared to be in satisfactory condition at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report. 

Credit
Comment
11.1.1 - General Info

Galvanized Supply Piping Present
Crawl Space

The age of the plumbing system should be taken into consideration. Galvanized water lines typically have a 50 - 60 year life. Internal corrosion in the lines can and will affect the pressure of the plumbing system at some point in the future. Major repairs and / or replacement should be anticipated - this could be in 20 years or 6 months, remaining life is undeterminable. I dug down a small amount to see what the pipe looked like below the soil line and found some rust.  Recommend a licensed plumber provide an evaluation.

Pipes Plumbing Contractor

12 - Electrical

Service Disconnect: Main Breaker / Service Disconnect Location
At Main Breaker in the Electrical Panel
Service Amperage: Service Entrance Conductors Type
4/0 Aluminum
Service Amperage: Service Amperage
200amps 120/240VAC
Distribution Panel: Distribution Panel(s) Location
Bedroom Wall
Service Grounding / Bonding: Grounding Electrode Type
Not Visible
Service Grounding / Bonding: Water Pipe Bonding Present
No
Service Grounding / Bonding: Gas Pipe Bonding Present
Yes
Breakers: AFCI Breakers Present
Yes
Breakers: Breakers in Off Position
2
Branch Wiring : Visible Branch Wiring Type
Polyvinyl Chloride (Romex-like)
Branch Wiring : Branch Wiring Metal Type
Copper
Smoke Alarms / Detectors: Smoke Alarms Present at All Required Locations
Yes
CO Detectors: CO Alarms Present at all Recommended Locations?
Yes
GFCI Protection: GFCI Missing/Damaged - Installation Recommended
None
GFCI Protection: GFCI Not Tested
None
Service Grounding / Bonding: GEC Present
Not Visible, Not Confirmed
General Info: Low Voltage Systems/Wiring Not Inspected

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, ethernet wiring, alarm systems, low voltage lighting and applicable wiring, etc.

Service Entrance: Service Entrance Type
Overhead Service Drop
Service Entrance: Overhead Service Drop Information

Power was supplied to the home via an overhead service drop. The meter and service mast appeared to be in satisfactory condition. No deficiencies were observed at visible portions unless otherwise noted in this report. 

Service Disconnect: Service Disconnect Information

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home. 

Service Amperage: Service Amperage

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is presumed. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified. 

Electrical Panel / Service Equipment: Electrical Panel / Service Equipment Location
Bedroom Wall, Bedroom Closet, Storage Room, Downstairs Bathroom
Electrical Panel / Service Equipment: Electrical Panel / Service Equipment Information

The main electrical panel (called service equipment when it contains the service disconnect) was inspected looking for any wiring deficiencies or damage that may be present in the panel. No indications of reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Distribution Panel: Distribution Panel Information
Front Bedroom

The distribution panel was inspected to ensure all distribution panel rules were followed; that a 4-wire feed was present, that the EGC's and grounded conductors were isolated, that the grounded conductors were floating, that the EGC's were bonded, etc. No significant deficiencies were present in the panel(s) at the time of inspection, unless otherwise noted in this report. 

Service Grounding / Bonding: GEC Present

The grounding electrode conductor (GEC) was present and connected in the service equipment panel. Typically the attachment point to a grounding rod, etc. is not visible. No indications of deficiencies were observed at visible portions.

Breakers: Breakers Information

The breakers were inspected looking for any visible signs of damage due to arcing, heat, etc. Corresponding conductors were inspected looking for multiple lugging, sizing, damage, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report. 

Breakers: AFCI Breakers Tested

The AFCI (Arc fault circuit interrupter) breakers in the panel tripped when the test button was depressed. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Branch Wiring : Branch Wiring Information

The branch wiring was inspected at visible portions looking for any significant deficiencies or defects that could be a fire and/or safety hazard; including but not limited to: connections made outside of a junction box, wiring terminations, open junction boxes, damage, the wiring material, improper support, etc. The majority of branch feeders are not visible due to being behind wall and ceiling coverings, insulation, etc. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report. 

Smoke Alarms / Detectors: Smoke Alarms Information

Smoke alarms are recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend replacing the batteries and testing the smoke alarms before spending your first night in the home, and the testing monthly thereafter. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here:

http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Smoke Alarms / Detectors: Smoke Alarms Testing Information

A sampling of smoke alarms that were present were tested by depressing the "test" button and an audible alarm sounded. Any exceptions will be listed below. A true test of the alarm(s) would require the use of a smoke can and is beyond the scope of a Home Inspection. It is recommend to test the alarms as soon as you move in, and monthly thereafter, replace the batteries every six months, and replace the alarms themselves every five to ten years (manufacturer specific). If the home is older than 5 years old I recommend removing the smoke alarms to check the manufacturing date on the back. Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

CO Detectors: CO Alarm Information

Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage. More information about CO detectors and there requirements can be found here:

https://www.nfpa.org/Public-Education/By-topic/Fire-and-life-safety-equipment/Carbon-monoxide

Receptacles: Receptacle Information

A representative number of receptacles throughout the home were tested with a polarity tester to confirm proper wiring. No wiring deficiencies were reported by the tester unless otherwise noted in this report.

Receptacles: 220V/240V Receptacle(s) Not Tested

220V/240V receptacles are not tested for functionality or polarity, as they can not be tested with a standard receptacle polarity tester. Only visual deficiencies will be reported on with relation to these receptacle(s).

GFCI Protection: GFCI Protected Areas
Exterior, Kitchen, Bathroom(s)
GFCI Protection: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is recommended for receptacles within 6 feet of a sinks edge, or where something plugged into a receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, laundry rooms, and basements and crawl spaces. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection, unless otherwise noted in this report. 

More information on GFCI protection and the years certain areas where required to be protected can be viewed here: https://prohitn.com/gfci-protection/

Ceiling Fans: Ceiling Fan Information

Ceiling fan in master was inspected by ensuring t powered on and did not wobble excessively, as well as looking for other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Switches, Lights: Switches, Lights Information

A representative number of switches and lights were tested throughout the home and were found to be in good working order. No deficiencies were observed unless otherwise noted in this report. 

Switches, Lights: Lights Not Tested

Exterior dusk to dawn lights, motion lights, landscape lighting, or any light not attached to the structure are not included in a home inspection, and were not tested for functionality. These items are excluded from this inspection.

Credit
Comment
12.9.1 - Branch Wiring

Electrical Box - Missing Cover
Crawl Space

There were electrical junction box(es) present without a cover. This is a potential electrocution hazard, and can be a fire hazard when the box is located near combustibles, due to the possibility of arcing. The installation of UL listed cover(s) is recommended by a licensed electrician on any and all electrical boxes in the home missing covers. 

Electric Electrical Contractor
Credit
Comment
12.9.2 - Branch Wiring

Electrical Box - Missing Bushings
Top right of bedroom electrical panel

There was wiring entering junction box(es) without the proper bushings in place. This can damage the wiring due to the sharp metal edges on the knockout. The installation of proper bushings or Romex connectors is recommended by a licensed electrician on any and all boxes without bushings.

Electric Electrical Contractor
Credit
Comment
12.15.1 - Switches, Lights

Light(s) Not Functional
Hallway

There were light(s) present that were not functional. This could be something as simple as a burned out bulb, a hidden or unknown switch that controls it, or be more extensive. I recommend confirming proper operation with the sellers prior to the end of your inspection contingency period. If these lights can not be verified to be functional prior to closing, evaluation and repairs as needed for proper operation is recommended by a licensed electrician.

Electric Electrical Contractor

13 - Water Heater

Water Heater Condition: Water Heater Location
Crawl Space
Water Heater Condition: Capacity
37 Gallons
Water Heater Condition: Energy Source
Electric
Water Heater Condition: Manufacture Year
2018

The typical life expectancy of a water heater is 13-15 years. 

TPRV Discharge Pipe: TPRV Discharge Tube Material
CPVC
Water Heater Condition: Water Heater Information

The water heater produced hot water at the time of inspection. No reportable deficiencies were observed with the unit unless otherwise noted in this report. 

Water Heater Condition: Water Temp Information

FYI - Sources vary on the ideal water temperature for a home. Some experts say to keep the temperature at 120 degrees to prevent scalding, while other say to keep it as high as 135 degrees to prevent the formation of Legionellae bacteria. I recommend doing your own research on this subject to determine what the best temperature is for your home. For an expert opinion a plumbing contractor can also be consulted. 

TPR Valve: TPR Valve Information

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report. 

Water Pipes: Water Pipes Information

Visible portions of the water pipes were inspected looking for significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Water Pipes: Expansion Tank Present
An expansion tank was present. Expansion tanks are used to protect the water heater and water pipes in the home. When water is heated in the water heater it expands, with an expansion tank in place, this 'expanded' hot water has somewhere to go, instead of putting pressure on the tank and water distribution pipes in the home. More info can be found here:

https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-water-heater/
Credit
Comment
13.3.1 - TPRV Discharge Pipe

TPRV Discharge Pipe Missing

A TPR valve discharge pipe was not present. A copper, CPVC, or Pex pipe with a 3/4 inch I.D. should be connected to the TPR valve and terminate no more than 6 inches from the floor. The installation of this pipe is recommended by a licensed plumber or other qualified person.
Pipes Plumbing Contractor

14 - Foundation Area(s)

General Info: Foundation Type
Post and Beam, Crawl Space, Pier and Beam
General Info: Floor Structure Visual Obstructions
Insulation
Crawl Space Access: Access Location
Right Side of Home, Left Side of Home
Inspection Method
Crawled Where Possible
Amount of Crawl Space Able to be Safely Inspected
70-80%
Areas of Crawl Space Not Visibly Accessible or Fully Accessible
Rear of Home
Crawl Space Obstructions / Safety Concerns
Low Clearance
Moisture Presence: Indications of Moisture at Visible Portions
Moisture Content on Walls, Standing Water Present, Active Condensation Present
Foundation Walls: Foundation Wall Material
Brick Piers
Foundation Walls: Amount of Foundation Walls Visible
Approximately 80-90%
Foundation Walls: Foundation Wall Crack(s) Present?
No
Framing / Floor Structure: Floor Structure Materials
Wood Floor Joists, Built-Up Beam(s)
Framing / Floor Structure: Amount of Floor Structure Visible
Approximately 10-20%
Framing / Floor Structure: Indications of Condensation Present
Yes
Floor Structure Support: Floor Structure Support Type (Piers or Columns)
Brick Piers, Wood Posts, Wood Column(s)
Subfloor: Subfloor Material
OSB, 1X Wood Planks
Subfloor: Subfloor Not Fully Visible
Crawl Space

The subfloor was not fully visible for evaluation due to insulation.

Ground Cover / Vapor Barrier : Vapor Barrier Condition
Present
Insulation: Insulation Present at Unfinished Areas
Yes
General Info: Visual Limitations Information

The referenced visual obstructions listed above may block or hinder visual accessibility of the floor structure and other areas. The inspection of the foundation area and floor structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. Insulation or any other item is not moved or disturbed for visual accessibility.

Crawl Space Access: Crawl Space Access Information

The crawl space access was inspected by reporting on its location as well as inspecting for any significant defects. No reportable conditions were present at the time of inspection, unless otherwise noted in this report. 

Crawl Space Inspection Information

The crawl space area was inspected where possible. I make every attempt to inspect around the perimeter of the crawl space and then throughout the crawl space evaluating areas for moisture intrusion, damage, or other deficiencies. Inherently there are often areas that are either physically or visually inaccessible due to referenced obstructions and/or clearance issues. A percentage of the amount of the crawl space that was safely and visually accessible will be listed above. The inspection of the crawl space area is limited to visual portions only, and any items or areas not visually accessible are excluded from this inspection.

Moisture Presence: Moisture Infiltration Information - Areas Below Grade

Areas below grade were inspected for signs of past or present water intrusion by examining visible portions of the foundation walls, floors, and/or soil looking for moisture stains and/or other signs of current or prior water intrusion. No indications of water/moisture intrusion was present at visible areas below grade unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions.

Foundation Walls: Foundation Walls Information

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Framing / Floor Structure: Floor Structure Information

Visible portions of the framing and floor structure were inspected looking for damage or other significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Framing / Floor Structure: Past Repairs to Floor Structure

Repairs have been conducted to the floor structure at some point in the past (doubling up and replacement of joists). Confirming the adequacy of repairs in this manner is beyond the scope of a home inspection. If a concern, evaluation is recommended by a contractor or other qualified person. 

Floor Structure Support: Column(s) Information

Column(s) were present that supported the overhead floor structure. The column(s) appeared to be in satisfactory condition at visible portions, at the time of inspection. No deficiencies were observed unless otherwise noted in this report. 

Ground Cover / Vapor Barrier : Vapor Barrier Information

Vapor barriers also called ground covers (if present) are inspected to ensure they cover the entirety of the soil in the crawl space, that they are not damaged or dry rotted, and contain no gaps. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Ventilation: Ventilation Information

The crawl space ventilation was reported on by stating its presence and looking for indications of improper ventilation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Insulation: Insulation Information

Insulation was in place between the floor joists. No deficiencies were observed unless otherwise noted in this report. 

Credit
Comment
14.3.1 - Moisture Presence

Damp Earth Preceding Walls

Damp earth was present preceding the foundation walls. This is an indicator of moisture infiltrating into the crawl space area below grade. Evaluation by a foundation or grading contractor is recommended with repairs made to prevent moisture infiltration into the crawl space. 

Foundation Foundation Contractor
Credit
Comment
14.3.2 - Moisture Presence

Standing Water Present - Crawl Space

Standing water was present near the opening of the crawl space. I believe it is from water flowing down the driveway from the discharge of gutters seeping in under the access door.  There is a small depression near the door where water has the potential to enter the space.  Recommend evaluation by a qualified professiona.

Contractor Qualified Professional
Credit
Comment
14.3.3 - Moisture Presence

Moisture Stains on Wall
Crawl Space; under porch and on left side of home

Moisture stains were present on the wall(s) in the referenced area(s). Evaluation of the source of the moisture with repairs made to prevent or manage the moisture infiltration is recommended by a qualified person. 

Contractor Qualified Professional
Credit
Comment
14.4.1 - Foundation Walls

Gaps between foundation wall and sill plate

There are several gaps at the top of the foundation which are an entry point for animals/pests.  There is a brick missing near the right access door behind the gas meter which is the largest gap but there are also several smaller gaps around the perimeter of the foundation wall that need to be sealed.  With the exception of the area where the brick is missing, expanding foam is a possible solution to the gaps that are present.  Recommend a mason replace the missing brick and a handyman or other appropriate professional seal the remaining gaps.

Contractor Qualified Professional
Credit
Comment
14.5.1 - Framing / Floor Structure

Joist(s) Notched Past Allowable Limits

There were joist(s) present that were notched more than allowable limits. Joists should not be notched more than 1/6 of their respective depth vertically or 1/3 of their depth horizontally, as well as not being present in the center third of the joist. Evaluation of the floor joists and repairs of any altered joists is recommended as deemed necessary by a contractor.

Hardhat General Contractor
Credit
Comment
14.9.1 - Ventilation

Inadequate Ventilation

The crawl space appeared to have inadequate ventilation at the rear of the home based on the condensation present. In the front 3/4 of the home, no condensation existed which is believed to be due to the good ventilation and the amount of space between the floor and structural members.  In the rear of the home, there was less than 12-18" of space for air flow combined with a total lack of ventilation. Evaluation is recommended by a contractor familiar with ventilation methods with repairs made as needed to achieve proper ventilation. 

Contractor Qualified Professional

15 - Environmental Concerns

Odors Present: Odor(s) Present in the Home
No Discernible Odors
Radon: Radon Level
Less Than 4.0 pCi/L
Radon: Radon Testing Location
Living Room
Odors Present: No Odors Present

No discernible odors were present or noticed in the home at the time of inspection. 

Radon: Radon Testing Information

Short-term testing was conducted that ran for a minimum of 48 hours using an active radon monitor that tests for the presence of radon via a passive diffusion chamber utilizing alpha spectrometry to ascertain an hour by hour reading of the radon levels. These hourly readings are then averaged together to produce a 48 hour short-term result. 

If the levels are at or over 4.0 pCi/L the EPA recommends that the home should have a mitigation system installed. 

Asbestos: Asbestos Information

The possibility exists that homes built prior to 1986 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of NC standards of practice these items are not reported on during a home inspection. If I see obvious signs of a material that I may believe to contain asbestos, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period.

Lead Based Paint: Lead Based Paint Information

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of NC standards of practice lead based paint is not reported on, or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to the end of your inspection contingency period and have additional inspections specializing in environmental hazards.

Fungal Growth: Fungal Growth and Mold Information

In accordance with the State of NC standards of practice reporting on the presence of mold is excluded from a home inspection. If I see obvious signs of fungal growth, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, the removal of personal belongings or any remodeling or repairs that may take place in the future may reveal fungal growth or mold that was not visible at the time of inspection. If mold is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period.

16 - Equipment Summary

Dishwasher: Nameplate data

Manufacturer: Electrolux

Date of Manufacture: Not obtained

Model #: TH91599591

Serial #: FGID2466QF7A

HVAC: Nameplate data

Manufacturer: Goodman

Date of Manufacture: 2018

Model #: GSZ140301KG

Serial #: 180978898

Range: Nameplate data

Manufacturer: Whirlpool

Date of Manufacture: Not available

Model #: WEG515S0FS2

Serial #: R90918060

Refrigerator: Nameplate data

Manufacturer: Whirlpool

Date of Manufacture: Not obtained

Model #: WRF535SWHZ02

Serial #: K9190426

Water Heater: Nameplate data
Crawl Space

Manufacturer: Bradford White

Date of Manufacture: 2018

Model #: RE240LN6-11NCWW

Serial #: SM42616569