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1234 Main St.
Owasso , OK 74055
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
94
Items Inspected
7
Minor/simple repair needed
14
Moderate/qualified professional needed
2
Major defect/may require licensed pro

1 - General Information / Overview

General Information / Overview: Overview

Inquest Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the Oklahoma Construction Industries Board (www.cib.ok.gov). 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. 

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 or prior to closing, which is contract applicable, 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 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. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including 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 Oklahoma Construction Industries Board Standards of Practice (linked to above), 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 CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, 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 will 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

General Information / Overview: 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; 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 organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

General Information / Overview: Rights, Responsibilities and Expectations of All Interested Parties

The moral responsibility of the property owner should be to disclose known defects to potential buyers.  Furthermore, regardless of the severity of any defects discovered during the inspection and/or regardless of any code violations revealed; it is the property owner's right to defer from making corrections to the defects listed within the report.  The expectations from all interested parties should be to anticipate a professional inspection will reveal defects, regardless of their severity.  


General Information / Overview: Notice to Third Parties

Notice to Third Parties: This report is the property of Inquest Inspections and is Copyrighted as of 2019. 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.

General Information / Overview: 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.

General Information / Overview: Thermal Imaging

Thermal Imaging: An infrared camera may be used as a means of evaluating certain suspect issues or systems and should not be viewed as a full thermal scan of the entire home. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, cannot see through walls and cannot detect mold. 

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 Inquest Inspections and schedule this service. 

General Information / Overview: Other Notes & Important Information

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. 

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.  Click here for access to a Component Life Expectancy Chart.  

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 submission, but typographical errors may be present. If any errors are noticed, please feel free to contact your inspector for clarification. 

Please acknowledge to the inspector once you have reviewed the report in its entirety.  At that time, clarification to any questions you may have will be provided.

General Information / Overview: Detached Item(s) / Structures Present

Only items and components directly and permanently attached to the structure are inspected according to the Oklahoma Construction Industries Board Standards of Practice. Most of these items are only required to be reported on with their respected affect on the structure. This home may contain detached patios, stairs, retaining walls, outbuildings, decks, pools, fireplaces, etc. If comments are made with regard to these items, any comments should be viewed as a courtesy only, and not be construed as an all-inclusive listing of deficiencies. If any detached items or structures are of concern, evaluation of these items should be conducted by qualified individuals prior to the end of your inspection period.

General Information / Overview: Comment Key and Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any findings / comments that are listed under "Safety / Major" by the inspector suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.


Inspected (IN) = The item, component or system was visually inspected and if no other comments were made, then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) = The item, component or system was not inspected and no representations made of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = The item, component or system is not in this home or building.

Finding (F) = The item, component or system was inspected and a concern, observation and/or deficiency was found and falls under one of the categories below.


Note = The item or discovery indicated is considered cosmetic, nuisance or is "For Your Information". The items, although should be repaired, are not considered to be in need of immediate repair. Any items or recommendations in this category should not be considered as an enforceable repair or responsibility of the sellers, but designed only to provide you with specific information about the property.


Minor = The item, component, or system while perhaps functioning as intended is in need of minor repair, service, or maintenance; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.


Moderate = The item, component, or system while perhaps functioning as intended is in need of moderate repair, service; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a handyman or a qualified contractor and are not considered routine maintenance or DIY items.


Safety / MajorThe item, component or system poses a safety concern to occupants in or around the home. Some listed concerns will be considered acceptable for the time period of construction but pose a current risk.

The item, component or system is Not functioning as intended, or needs further evaluation by a specialized qualified licensed contractor or can cause damage to the structure. Items, components or units that can be repaired to satisfactory condition may not need replacement.

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 - Inspection Details

Inspection Details: In Attendance
Residence
Client Representative
Inspection Details: Occupancy
Occupied, Furnished
Inspection Details: Building Type
Single Family
Inspection Details: Year Constructed (Approximate)
2013

Info from online listing details. 

Inspection Details: Utilities
All Utilities On, Water On, Electric On
Inspection Details: Temperature at Time of Inspection
80-90 F
Inspection Details: Weather Conditions
Dry, Sunny
Inspection Details: Orientation
South

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 of right of the home should be construed as standing in the front yard, viewing the front of the home.

3 - Exterior

Exterior Walls / Trim: Wall Covering Material
Brick, Stone veneer
Exterior Walls / Trim: Construction Material
Wood Frame, Brick, Stone
Eaves / Soffits: Facia

The facia and soffits were in great condition at the time of inspection.  The paint was also in very good condition. 

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.

Credit
Comment
3.1.1 - Exterior Walls / Trim

Back door from patio to garage

The dogs appeared to have installed their own “doggie door”.  Further correction may be needed.  

Contractor Qualified Professional
Credit
Comment
3.2.1 - Eaves / Soffits

Low hanging cable

There was a low hanging cable on the east side of the eave.  Simple DIY correction needed.  

Contractor Qualified Professional

4 - Grounds

Driveways, Sidewalks, Patios: Driveway Condition: Driveway Material
Concrete, Gravel
Driveways, Sidewalks, Patios: Grading / Lot Drainage: Grading Types
Positive Grading (Slopes Away from Property)
Grading / Lot Drainage: Grading Lot Drainage: Overview
No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

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 back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade.

Grading / Lot Drainage: Ground Condition During Inspection
Swales around patio
Damp

The swales around the patio appeared to be placed in a position to allow proper drainage.

Vegetation Observations: Vegetation Information
No deficiencies were observed unless otherwise noted in this report.

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure.

Driveways, Sidewalks, Patios: Driveway and Walkway Condition (Information)
Front of Home

The driveways and walkways (if applicable) were inspected to determine their affect on the structure of the home only. I will also report on any visible deficiencies that may be present such as; cracking, displacement, or other damage. 

Any comments related to damaged concrete, asphalt, and/or masonry surfaces should be viewed as a courtesy and may not be an all-inclusive listing, as the Oklahoma Construction Industries Board Standards of Practice only requires that driveway(s) and walkway(s) be reported on with their respected affect on the structure. 

Any deficiencies present at the time of this report will be noted and detailed with photographs.

Driveways, Sidewalks, Patios: Walkway Condition: Walkway Material
Concrete, Pavers
Driveways, Sidewalks, Patios: Walkway Into Front Entrance - Settling Cracks
Front Entrance Walkway
Concrete

Settling cracks were observed on the walkway at the front entrance of the home. This is common with the home's age.

Porches / Steps / Stoops: Porches / Steps / Stoops: Porch Information
No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

All porches were inspected looking for water related damage, construction related deficiencies, and safety hazards.

Porches / Steps / Stoops: Porches / Steps / Stoops: Steps Information
No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

All steps were inspected looking for water related damage, construction related deficiencies, and safety hazards.

Porches / Steps / Stoops: Porches / Steps / Stoops: Stoops Information
No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

All stoops were inspected looking for water related damage, construction related deficiencies, and safety hazards.

Porches / Steps / Stoops: Water feature at entrance.

There was a water feature at the entrance that was not plugged in during the time of inspection.  

Porches / Steps / Stoops: Exterior outlet

An exterior outlet that appeared to be used for the water feature failed a test.  This may be due to a main switch inside the electric not being activated.   It is advised to consult with the owner before calling a qualified professional to determine the issue.  If it is confirmed there is an existing issue, then it is advised to contact a licensed electrician. 

Fences/Gates: Chain link fence

During the time of inspection, the fence appeared to be in very good condition and the gates functioned properly. 

Small pot hole under gate: Pot hole under gate

During the inspection, a small pot hole or area where the pets dug a small hole was present. This may be considered a simple DIY repair.  Correction suggested. 

Grading / Lot Drainage: Grading / Lot Drainage

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, 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, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

Decks/Stairs not present.

Retaining Walls not present.

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.

5 - Roof

General: Roofing Material
Fiberglass Composition Shingles
General: Inspection Method
Drone
Skylights, Chimneys & Other Roof Penetrations - Findings: Chimney - Exterior View
General: View of Roof
View of roof.
General: Flashing Material
Metal

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.

6 - Interior, Doors, Windows

Stairway Steps: Stairway Steps
Stairs Interior

Stairway tread depth was found to be the proper tread depth.  

Cosmetic Deficiencies : Cosmetic Deficiencies: Interior
Interior

Cosmetic deficiencies that are present during the time of inspection are typically not reported on.  Deficiencies such as these may include: Scuffs, Scrapes, Nail Holes, or Normal Wear and Tear. If these cosmetic deficiencies are a concern, evaluation and repairs as needed should be conducted by qualified trades people.

Smoke Alarms: Smoke Alarms
Interior
Smoke Alarms Present - Yes

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 testing the smoke alarms before spending your first night in the home, and 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

Carbon Monoxide Detector(s): Carbon Monoxide May/May Not Be Present

The detector shown did not have any written indication as to whether or not it was C/O detector or part of the smoke alarm system.  Consult with the home owner for verification.  

Door Bell: Door Bell
Door Bell Working

If the doorbell was present during the inspection, it was tested by depressing the button and listening for a chime.

Windows: Type
Vinyl, Multi-pane
Walls: Wall Condition
No reportable deficiencies were observed at the time of inspection.

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies.

Countertops & Cabinets: Counter Tops - Kitchen

Granite counter tops in kitchen appeared to be in good condition during time of inspection. 

Stair Railing and Spindles: Stair Railing and Spindles

Spindles were spaced properly and were found to be secure during the time of inspection. The stair railing was a tad wobbly, but did not appear to be an issue that warranted a repair.  It is simply noted. 

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, steam generating 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
6.10.1 - Ceiling

Ceiling Cracked - Repair
Master BR

Ceiling was cracked and appears to need repair. Recommend repairs be made by a qualified licensed contractor. 

Hardhat General Contractor
Credit
Comment
6.11.1 - Floors

Flooring - Minor Divot with Sharp Edge
Entry Way

During the inspection the inspector caught his sock on this divot.  It's minor but it will be an issue that will continue to grow in the future.  Simple DIY correction suggested. 

Contractor Qualified Professional

7 - Fireplaces and Fuel-Burning Appliances

Fireplaces, Stoves & Inserts: Gas log lighter
No
Fireplaces, Stoves & Inserts: Type
Wood burning
Chimney(s): Type
Metal


8 - Kitchen

General: Range / Oven / Cooktop Energy Source / Supply
Electric (220v)
General: Oven Self Cleaning
Yes
General: Exhaust / Ventilation Type
Hood, Built into Mircowave
General: Fridge stays?
Yes
General: Fridge water supply connection
Yes
Range/Oven/Cooktop: Built-In Oven
Kitchen

Oven was working properly during the time of inspection.  

Exhaust / Ventilation: Exhaust Fan - Ducted - Kitchen
Kitchen
Present

The exhaust fan was operating during the time of inspection.  

Microwave: Microwave Oven Operable
Yes

The microwave oven was operable during the inspection.  No meter was used to determine whether or not it was emitting microwaves outside the door.

Dishwasher: Dishwasher Operable
Yes

The dishwasher was operated during the inspection and was found to be operable.  It was not completely cycled, but did start, stop and drain without leaks when the control buttons were activated.

Garbage / Food Disposal: Garbage Disposal Operable
Yes

The garbage disposal was operated during the inspection and appeared to be operable.  No unusual noises were found during the time of inspection.

Refrigerator: Refrigerator Operable
Kitchen
Yes

The refrigerator was operable during the time of inspection.   Ice was present in the container and it appeared that refrigerator was working.  

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

9 - Bathrooms

Drain, Waste, & Vent Systems: Drain Line Materials
PVC
Drain, Waste, & Vent Systems: Waste Line Materials
PVC
Drain, Waste, & Vent Systems: Vent Materials
PVC
Drain, Waste, & Vent Systems: Clean-out Location(s)
Exterior
Exhaust Fans / Ventilation: Type
Exhaust fan
Supply Lines: Materials
PEX
Toilets / Bidets: Toilet - Guest Bathroom just adjacent to the kitchen

Working condition during time of inspection.  Flushed and filled within a reasonable amount of time.

Toilets / Bidets: Toilet - Master Bath

In working condition during time of inspection.  No leaks or issues were discovered during the time of the inspection.

Sinks / Fixtures: Sinks - Master bath.

Double sinks in master bath.  Both were in good operating condition during time of inspection.  The granite counter tops appeared to be in good condition.

Sinks / Fixtures: Sinks - Upstairs Bathroom

Sink in upstairs bathroom appeared to be functioning properly during the time of inspection.  The granite counter top appeared to be in good condition during the time of the inspection.

Bathtub / Shower: Jetted Tub Appeared to be Functioning.

Jetted tub appeared to be in working order.  The tub did seem to drain a bit slow, but it did completely drain.  The tub is large and may be the contributing factor for the "appearance" of draining slow.  No correction is suggested.

Bathtub / Shower: Shower Pan Flood Tested / Ok

Tiled shower pan was flood tested and no leaks were detected during the time of inspection.  There was existing caulking around the bottom of the shower pan, however it was not determined if it was to prevent a leak, or to simply seal an area where the grout may have become dislodged.  It is recommended to consult with the home owner in order to determine the reasoning for the caulking.


Bathtub / Shower: Upstairs Bathroom

The toilet in the upstairs bathroom appear to be functioning properly during the time of inspection.  It also appeared to be securely fastened to the floor.

Bathtub / Shower: Upstairs Bathroom - Shower

The upstairs bathroom shower and tub appear to be functioning properly during the time of inspection.  It also drained quickly.

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.

10 - Laundry

Laundry: Information
Dryer Present (not tested), Clothes Washer Present (not tested)
Supply Lines: Materials
PEX
Drain, Waste, & Vent Systems: Drain Line Materials
PVC
Drain, Waste, & Vent Systems: Waste Line Materials
PVC
Drain, Waste, & Vent Systems: Vent Materials
PVC
Drain, Waste, & Vent Systems: Clean-out Location(s)
Not Located
Exterior

No sewer clean-outs were found during the time of the inspection.

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.

11 - Plumbing

Service: Water meter location
Not Found
Service: Water Service Type
Public, Rural Water
Service: Water service Material
Unknown / Not Visible
Service: Water Shut-Off Location
Not Found
Service: Pressure Regulator Present
Unknown
Supply Lines: Materials
Unknown
Drain, Waste, & Vent Systems: Waste Line Materials
PVC
Drain, Waste, & Vent Systems: Vent Materials
PVC
Drain, Waste, & Vent Systems: Clean-out Location(s)
Unknown or Not Identified
Bathtub / Shower: Shower Pan Flood Tested / Ok

Tiled shower pan was flood tested and no leaks were detected at this time.


Exhaust Fans / Ventilation: Type
Exhaust fan
Service: Sewer Type
West Side of Home
Private septic
Drain, Waste, & Vent Systems: Drain Line Materials
PVC
Bathtub / Shower: Jetted Tub Appeared to be Functioning.

Jetted tub appeared to be in working order.

Laundry: Information
Washer Water Supply Hook-ups, Clothes Washer Present (not tested), Dryer Present (not tested), 110 Volt Electric
Service: Water Pressure
50-60 PSI

View of water pressure at the time of the inspection. 50 to 80 PSI is acceptable 60 to 75 PSI is ideal.

Bathtub / Shower: Guest Bathroom

Guest bathtub appeared to have adequate water pressure during the time of inspection.

Service: Tub & 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.

Irrigation not inspected.

Fuel Systems 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
11.1.1 - Service

Main Not Found

Besides the shutoff at the local utility meter at the curb, the inspector was not able to locate the main water shut-off valve in or near the building, or verify that a readily accessible shut-off valve in or near the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.

Pipes Plumbing Contractor
Credit
Comment
11.1.2 - Service

Hose Bib Stem Leaking

While the water pressure was being tested at the hose bib on the west side of the house, it was discovered that the stem was leaking.  



Contractor Qualified Professional

12 - Water Heater

Water Heater (1): Energy Source / Type
Tank, Tankless, Electric
Water Heater (1): Capacity
40 Gallon
Water Heater (1): Location
Garage, Garage closet
Water Heater (1): Estimated Mfg. Year
Garage
2013

Bradford White water heaters have a unique code system for determine their year made.  The “K” listed in the serial number indicates the year 2013.  This is an indication that it is the original water heater, because the home was constructed in 2013 as well. 

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
12.1.1 - Water Heater (1)

TPR Too Short

The TPR (temperature-pressure relief) valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone who may be standing next to the water heater if/when the valve opens. It could also cause some flooding within the garage.  Recommend that a qualified plumber repair per standard building practices. 

Pipes Plumbing Contractor

13 - Electrical

Service: Entrance Conductor Material
Copper
Panels: Main Panel Location
Garage, Right side
Panels: Main disconnect rating
200 AMP, 200 AMP X 2
Panels: Sub Panel Location(s)
Garage
Wiring: Wiring Type
Copper
GFCI / AFCI Protection: GFCI reset locations
Electric panel(s) (breaker), Exterior, Bathrooms
Panels: Panel Capacity
200 AMP
Panels: Panel Equipment Photographs
Lighting & Fans: Stair Lighting

Working during the time of inspection. 

Security System Present : Security System Controls - Master BR

Indicating that this system is present. 

Service: Service Meter - 200 amp
Behind garage on exterior
1 phase 3 wire Voltage
Panel Wiring & Breakers: GFCI main switches OFF
Garage Electric Panel
Breakers

All GFCI switches were off during the time of inspection, which may explain why the exterior GFCI outlets were not indicating active.  The owner should be consulted with before contacting a qualified contractor or licensed electrician.  

GFCI / AFCI Protection: GFCI Protection: Information
Yes

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 required at locations near a water source or where something plugged into the receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, and basements. 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. 

GFCI / AFCI Protection: AFCI protection present
No

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

Switches / Receptacles: Light and Fan - Master BR

Appeared to be working during the time of inspection.  

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes, Bedrooms, Hardwired / Interconnected, Hallways, 2nd floor, Bonus room, 2nd Floor Hallway

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
2nd Floor Hallway

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

Smoke Detectors / CO Alarms / Door Bell: Question about C/O Detector

It wasn’t clear as to whether the component in the 2nd floor hallway was a smoke detector or a C/O detector.  There were no written indicators on the component.  Consult with the home owner to verify.  

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 time controlled 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.

Credit
Comment
13.1.1 - Service

Sheathing not protected

Sheathing not secured and unprotected inside east wiring panel.  Although this may not cause an issue, it is being noted as a “cautionary” item.  Correction suggested. 

Contractor Qualified Professional
Credit
Comment
13.2.1 - Panel Wiring & Breakers

Bushing Missing

One or more bushings were missing from where wires enter holes. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.

Electric Electrical Contractor
Credit
Comment
13.3.1 - GFCI / AFCI Protection

GFCI Issues
Exterior - west side of porch

One or more ground fault circuit interrupter (GFCI) receptacles (outlets) were not functioning properly (would not trip / would not reset / still energized when tripped). Recommend repairs be made by a qualified licensed electrical contractor. For example, replacing with new GFCI receptacle outlet.

Electric Electrical Contractor
Credit
Comment
13.3.2 - GFCI / AFCI Protection

GFCI east side of garage exterior

GFCI would not reset nor was it found to be energized. 

Contractor Qualified Professional

14 - Attic, Insulation & Ventilation

Access: Access Location(s)
Bedroom closet, 2nd floor bedroom closet, Ceiling Entrance
Attic Insulation: Approximate Depth of Insulation
Attic & Insulation
8 inches
Attic Insulation: Estimated R Value
Not Determined
Exhaust & Ventilation: Ventilation Type
Soffit / Eave vents
Structure & Sheathing: Types
Rafters, Trusses, Ceiling joists, Oriented Strand Board (OSB) Sheathing
Access: How Viewed
Partially Traversed, Traversed
Attic Insulation: Insulation Type
Cellulose Loose Fill, Fiberglass Roll

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
14.1.1 - Access

Bathroom Exhaust Vent Fans Terminate In Attic

During the time of inspection it was found that one or more bathroom exhaust vents terminated in the attic space.  Bathroom exhaust vents expel moisture and odors, and should terminate to the outside.  Further correction is needed.

Contractor Qualified Professional
Credit
Comment
14.1.2 - Access

Partially Traversed

The attic was only able to be partially traversed due to height, framing configuration, insulation levels, ductwork, or a combination of any of the afore-mentioned. If this is an older home, older homes in Florida have notoriously low sloped pitches with very limited space to traverse. The inspector makes every attempt to traverse the entire attic, except in instances where the inspector feels personal harm or and damage to HVAC components/ceiling surfaces may occur.

Contractor Qualified Professional
Credit
Comment
14.3.1 - Attic Insulation

Uneven / Compacted / Missing

The ceiling insulation in one or more areas of the attic was uneven, compacted and/or missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

House construction Insulation Contractor
Credit
Comment
14.4.1 - Exhaust & Ventilation

Bathroom and/or Laundry Vent Terminates in Attic

Bathroom and/or laundry room fan vents into the attic, which can cause moisture and mold. Recommend a qualified person properly install exhaust fan to terminate to the exterior.

Fire HVAC Professional
Credit
Comment
14.4.2 - Exhaust & Ventilation

Substandard Ventilation
Attic

One or more sections of the roof structure appeared to have substandard ventilation. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

Roof Roofing Professional
Credit
Comment
14.4.3 - Exhaust & Ventilation

Missing Roof Vents
Attic - Walk-in Area

In this portion of the attic that was accessible by walking in, there were no roof top vents installed.  This MAY decrease the efficiency of the HVAC system for the upstairs due to radiant heat from the attic.  The roof appears to be fairly new and the original vent(s) may have been removed.  

This section of the attic should have a roof top vent, or ridge vent.  One of the bathroom vents is being exhausted in this portion of the attic, which creates moisture.  Consult with an HVAC contractor or qualified insulation installer or a licensed roof contractor.  

Contractor Qualified Professional

15 - HVAC

Heating / Forced Air: Estimated Year Mfg.
2013
Heating / Forced Air: Location
Attic
Heating / Forced Air: Energy source
Electric
Air Conditioner: Estimated Year Mfg.
2013
Air Conditioner: System Type
Split system
Air Conditioner: Temperature split
Not Taken


Ducts and Registers: Type
Ducts and Registers, Flex / insulated
Filter & Thermostat: Filter Size
Not Measured
Filter & Thermostat: T-stat Location(s)
2nd Floor Hallway, 1st floor hallway
Filter & Thermostat: Filter Location(s)
Hallway, 2nd Floor, 1st floor
Heating / Forced Air: Appears Functional

A/C system appears to be in working order. 

Air Conditioner: Condenser(s)
West Side of Home
Elevated Pad, Exterior

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.

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
15.4.1 - Air Conditioner

Refrigerant Line Insulation Deteriorated / Missing

Insulation on the air conditioning refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. In attics it can cause sweating. Recommend that a qualified person replace or install insulation as necessary.

Tools Handyman/DIY

16 - Foundation, Crawl Space & Foundation

Foundation: Foundation Type
Concrete Slab on Grade
Foundation: Foundation / Stem Wall Material
Concrete
Foundation: Footing Material
Concrete
Seismic Re-Inforcement: Anchor Bolts / Hold Downs
Unknown

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.

17 - Garage / Carport

General: Entrance Door from Garage to Interior of the Home
Solid, Wood
General: Garage Door / Vehicle Entrance
Sectional
General: Wall Type
Finished
Garage Door - Safety Data Check List: Garage Door Panels - Fatigue / Cracking / Separation of Materials?
At the time of inspection the garage door(s) DID NOT show signs of fatigue at the panels., At the time of inspection the garage door(s) DID NOT show signs of cracking at the panels., At the time of inspection the door panels DID NOT show signs of separation of materials at the door panels.
Garage Door - Safety Data Check List: Are all push-buttons mounted in clear view of the door, safely away from all door moving parts?
Garage
Yes
Garage Door - Safety Data Check List: Are all push-control buttons mounted at least 5 feet above any adjacent walking surfaces to keep them out of the reach of children?
Garage Wall
Yes
Garage Door - Safety Data Check List: Is Power Supply To Automatic Door Opener Active?
Garage
Yes
General: Structure Type
Attached Garage
Garage Door - Safety Data Check List: Does the garage have a wall-mounted push-button controller?
Garage
Yes - Dual Controllers
General: Automatic Opener Safety Devices
Electronic eye, Reversed when tested
General: Entrance Door
Garage
Finished

The entrance door was experiencing difficulty closing without manually operating the door handle/knob.  Further correction need from a DIY or handyman.

Garage Door - Safety Data Check List: Does the door have an acceptable means of manually detaching the door from the operator?
Garage - Automatic Door
Yes - A red colored release handle IS present and functional

UL 325 requires that the handle (or gripping surface) be colored red and be easily distinguishable from the rest of the operator system. The handle should be easily accessible and no more than six feet above the garage floor while clearing vehicles.

Garage Door - Safety Data Check List: Warning Labels Present?
Garage
No - A spring warning label IS NOT attached to the back of a door panel, No - A general warning label IS NOT attached to the back of the door panel., No - A warning label IS NOT attached to the wall in the vicinity of the wall control button., No - Two warning labels ARE NOT attached to the door in the vicinity of the bottom corner brackets. [NOTE: some doors have tamper-resistant bottom corner brackets that will not require these warning labels.

Warning labels are important to the safe operation of an automatic garage door.  Missing warning labels should be replaced in order to provide an additional level of safety for occupants and visitors.

Garage Door - Safety Data Check List: Garage Door Handles
Garage
Handles suitable as gripping points on both the inside and outside of the door Were present during the inspection.
Garage Door - Safety Data Check List: Photoelectric Eyes Present?
Each Side of Garage Door
Yes

[Federal law states that residential garage door operators manufactured after 1992 must be equipped with photoelectric sensors or some other safety-reverse feature that meets UL 325 standards.] Photoelectric sensors will typically be found near the floor, mounted to the left and right sides at the bottom of the door opening.

Garage Door - Safety Data Check List: Are counterbalance springs and their attachment components restrained by a cable or shaft?
Garage
Did NOT Appear to Have Restraints

Did not appear to have restraints.

Garage Structure / Framing and Findings: Ceiling Framing & Information
Garage
No Indications of Further Evaluation Needed

The framing in the garage is required to be covered with a 5/8" type X drywall if living areas are overhead and the home was constructed after 2006 (year dependent on local municipality). Confirmation of the proper drywall is not possible in a "visual only home inspection", but the presence of drywall will be reported on. Homes built prior to 2006 were not required to meet these requirements but upgrading to proper drywall is recommended as desired for safety.

Credit
Comment
17.1.1 - General

Garage entrance door ussue

The entrance door from the garage into the house does not self-close and the striker latch would not retract without manually turning the handle.  DIY or Handyman repair is suggested. 

DIY - Self-closing Door Hinge


Wrenches Handyman
Credit
Comment
17.2.1 - Garage Door - Safety Data Check List

Warning Labels Missing or Damaged
Garage

One or more warning labels are missing in the garage.  Warning labels are important reminders of safely operating garage doors.

Tools Handyman/DIY
Credit
Comment
17.3.1 - Garage Door - Vehicle Entrance

No Containment Cables on Springs

One or more extension springs supporting garage vehicle doors had no safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. This is a potential safety hazard. Recommend that a qualified contractor install cables where missing per standard building practices.


To learn how to install this component DIY, please click on the link below.

Garage Door Safety Cables - DIY




Garage Garage Door Contractor
Credit
Comment
17.4.1 - Entrance Door(s) from Garage to Interior of Home

Self-Closing Device Missing
Entrance Door from Garage

The self-closing device on the door between the garage and the house is not installed / missing. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.

To find out where to buy this product, click the link below.

Self-closing Door Hinge

Contractor Qualified Professional
Credit
Comment
17.4.2 - Entrance Door(s) from Garage to Interior of Home

Door Jamb Damaged
Garage

The door jamb for the door between the house and garage was cracked, split or damaged. Recommend repairs to be made by DIY or handyman.  

Door Door Repair and Installation Contractor