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1234 Main St.
COLUMBUS, OH 43228
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Misc. Concerns / Comments

Misc. Concerns / Comments: Occupied and/or Furnished

Note: Many areas and items at this property were obscured by furniture stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

2 - General Information / Overview

General: 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 / Significant" 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.


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/Maintenance = 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 / SignificantThe 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 based upon standards of safety currently in place.

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 items are more likely to be expensive repairs or may cause additional issues if not corrected.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.

General: Notes

Note: During freezing temperature times of the year or if their has not been rain in several days many conditions visible following rain do not appear. The duty of a home inspector is to disclose visible conditions. If a condition is not visible it cannot be reported.


Note: Read the Standards of Practice set forth by the InterNational Association of Certified Home Inspectors for an insight into the scope of the inspection.


Note: The inspection represents the condition of the visually inspected areas of the property on the date of the inspection. Component conditions may change between the date of the inspection and the title transfer date. A thorough walk-through prior to title transfer helps protect against unexpected surprises, and is recommended. Purchase of a home warranty should always be a consideration.


Notice to Third Parties: This report is the exclusive property of Inspect My Home Property Inspections and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Our Inspection and this report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified property inspector of their choice to provide them with their own inspection and report.


Note: For the purpose of this report, all directional references (left, right, rear, front) are based on when facing the front of the structure as depicted in the cover image above.

General: Overview

A home inspection is a non invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

3 - Inspection / Property Details

General: Building faces
South West
General: Building Type
Single Family
General: In Attendance
Client
General: Occupancy
Occupied, Furnished
General: Temperature
70-80 F
General: Utilities
All Utilities On
General: Weather Conditions
Sunny, Dry

4 - Grounds

Grading: Site Profile
Moderate Slope
Driveways, Sidewalks, Patios: Driveway
Concrete
Driveways, Sidewalks, Patios: Sidewalk & Patios
Concrete
Porches / Steps / Stoops: Material
Concrete
Fences/Gates: Fence / Gate Type
Chain link
Decks/Stairs: Deck Material
Wood
Decks/Stairs: Stair Material
Wood
Retaining Walls: Material
Wood

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
4.3.1 - Driveways, Sidewalks, Patios

Driveway Cracks / Deterioration - Trip Hazard - Repair

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.

House front Driveway Contractor
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Comment
4.6.1 - Decks/Stairs

Baluster Spacing- Excess of 4"

Balusters, the vertical guards that support the handrail, must be installed close enough that the space between them is no greater than 4 inches. One or more balusters were in excess of this creating a safety hazard to small children. . Recommend reputable contractor to repair and correct spacing.

House front 1 Deck Contractor

5 - Exterior

Exterior Walls/Trim: Building Construction Material Type
Wood Frame
Exterior Walls/Trim: Wall Covering Material Type
Brick
Eaves / Soffits: Type
Enclosed

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

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Comment
5.1.1 - Exterior Walls/Trim

Paint Failing / Some Areas

The paint finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Paint roller Painting Contractor

6 - Roof

General: Inspection Method
Fully Traversed
General: Roof Type/Style
Gable
Coverings: Material
Asphalt, Composition
Flashings: Material
Metal, Rubber
Roof Penetrations: Chimney Chase
Metal
Roof Drainage Systems: Gutter Material
Metal
Roof Drainage Systems: Installation
Full
General: View of Roof
View of roof.

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.

Credit
Comment
6.2.1 - Coverings

Roof Appears Aged- Significantly Past Midpoint

The roof covering showed aging, missing granules,  and appeared to be  past the mid point of its long term service life at the time of inspection. The actual  time left in its usable life is unable to be determined. 

Credit
Comment
6.2.2 - Coverings

Shingle Bonding Failing
Multiple

One or more areas had shingles that were not properly bonded. The adhesive strips of asphalt composition shingles are the single most important component in good wind resistance. Activated by the heat of the sun after installation, the tar-like adhesive strips soften and bond to the shingles in the course above. This bond will increase with time until the adhesive cures to its full design strength. Bond failure of this nature is usually due to age. If too many areas have failed it may require new roofing. Recommend evaluation and repair by a roofing contractor. 

Roof Roofing Professional
Credit
Comment
6.2.3 - Coverings

Exposed Staple and/or Nail Head(s)

Nail / staple heads were exposed at one or more shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.

Contractor Qualified Professional
Credit
Comment
6.6.1 - Roof Drainage Systems

Gutter(s) and/or Downspout(s) Sections Damaged and/or Loose
Left Rear Corner

One or more sections of gutters and/or downspouts were loose and/or damaged) . Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. This may be contributing to or causing the moisture on the basement wall. Recommend that a qualified person repair as necessary.

Wrenches Handyman
Credit
Comment
6.7.1 - Maintenance / Other

Minor Moss on Roof Surface

Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. Recommend roofing professional evaluate and treat as needed

7 - Interior, Doors, Windows

Exterior Doors: Exterior doors
Glass panel, Metal
Windows: Window type
Metal
Walls: Wall types
Drywall
Ceiling: Ceiling type
Drywall
Floors: Floor type
Carpet, Vinyl / linoleum, Tile

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
7.2.1 - Interior Doors

Interior Door Jamb / Trim Damaged / Loose / Missing

Trim or jambs around one or more interior doors was damaged, loose and/or missing. Recommend that a qualified person repair, replace or install as necessary.

Contractor Qualified Professional
Credit
Comment
7.3.1 - Windows

Glazing Broken
Rear Bedroom

Glass in one  window was cracked. Recommend that a qualified contractor replace glass where necessary.

Credit
Comment
7.5.1 - Ceiling

Ask Owner About Repairs / Patching
Living Room

Patches or evidence of prior repairs were found in one or more ceilings. Area did not test with a moisture level and there were no signs of current leaks. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).

Credit
Comment
7.5.2 - Ceiling

Minor Cracks / Nail pops / Loose Corner Beads

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity.They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

Tools Handyman/DIY
Credit
Comment
7.5.3 - Ceiling

Water Stains (Dry)
Hall

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. The inspector is limited to only being able to evaluate conditions at time of inspection and in a non-invasive manner.

Credit
Comment
7.8.1 - Stairs

Handrails Missing

Staircase with 4 or more steps had no handrails. This is a safety hazard. Recommend a qualified professional install a handrail.

Contractor Qualified Professional

8 - Bathrooms

Credit
Comment
8.2.1 - Sink Countertop

Counter-top sealant

There are areas around the counter top were sealant is deteriorated (i.e. between wall, around sink). This will allow moisture to intrude between the wall or cabinet. Seal should be replace or added as needed.

Tools Handyman/DIY
Credit
Comment
8.8.1 - Toilets

No or bad caulk base
Bathrooms

Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Tools Handyman/DIY
Credit
Comment
8.9.1 - Bathtub

Caulking at controls backplate
Bathrooms

Caulk is missing or deteriorated around the base of water control backplate. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Tools Handyman/DIY

9 - Built-in Appliances

Range/Oven/Cooktop: Energy Source / Supply
Natural Gas
Exhaust / Ventilation: Type
Built into Mircowave, Re-circulating
Dishwasher: Dishwasher Photo
Microwave: Type
Built-in
Range/Oven/Cooktop: Type
Range (oven / cooktop combo)
Refrigerator: Stays?
Unknown

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.

Credit
Comment
9.2.1 - Range/Oven/Cooktop

Range / Oven Anti-Tip Bracket NOT Installed

The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard.

Tools Handyman/DIY
Credit
Comment
9.5.1 - Garbage / Food Disposal

Electrical Supply Wiring Substandard / Improper

Electrical wiring for the garbage disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects such as pans and other items stored under the sink. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices.


Often these will get tucked out of the way and held in place with zip ties until improved.

Wrenches Handyman

10 - Electrical

Panels: Main disconnect rating
150
Panels: Main Panel Location
Basement
Panels: Panel Manufacturer
Cutler Hammer
Panels: Sub Panel Location(s)
N/A
Panel Wiring & Breakers: Over protection devices
Breakers
Wiring: Wiring Type
Non Metallic Sheathed
GFCI / AFCI Protection: GFCI reset locations
Bathrooms, Kitchen
Service Entrance Conductors: Service Information
Underground, 120-240 Voltage, System Ground via Ground Rod
Panels: Panel Equipment Photographs
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). Installation is a recommended upgrade to achieve current safety standards.

GFCI / AFCI Protection: GFCI protection present
Yes

A Ground Fault Circuit Interrupter (GFCI) - Is an ultra sensitive receptacle outlet and/or breaker designed to shut off all electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and "wet areas" to prevent electrical shock. Has a small reset / test button on the receptacle and/or breaker.

Smoke Detectors : Carbon Monoxide Alarm(s) Installed / Location(s)
No

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

Smoke Detectors : Smoke Detector Installed / Location(s)
Yes, Hallway

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

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
10.1.1 - Excluded Items

Cable / Satellite / Telephone / Inter Communication / Alarm Stystems

Note: If present, cable, satellite, telephone, communication & alarms are not inspected. Evaluating these systems are beyond the scope of a property inspection. They are excluded from this inspection. 

Credit
Comment
10.6.1 - Panel Wiring & Breakers

Double Taps Neutral Ground

One or more connections did not have an individual terminal provided for the connection of each branch-circuit neutral conductor. When the neutral is disconnected, the objective is to still have the equipment ground connected to the grounding electrode. If both the neutral and grounded conductor is under the same terminal, this cannot be accomplished.

Electric Electrical Contractor
Credit
Comment
10.8.1 - GFCI / AFCI Protection

Missing GFCI Protection
Basement, 1 Kitchen

One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.

General guidelines for GFCI-protected receptacles include the following locations: Outdoors (since 1973), Bathrooms (1975), Garages('78), Kitchens ('87),Crawl spaces/unfinished basements ('90), Wet bar sinks ('93) Laundry/utility sinks ('05), Laundry ('14)


Wrenches Handyman
Credit
Comment
10.9.1 - Switches / Receptacles

Dryer 3 Slot Receptacle

A 3-slot receptacle was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

Electric Electrical Contractor
Credit
Comment
10.10.1 - Lighting & Fans

Lamps Inoperable
Front Left Bedroom

One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner (perhaps on a switch that was not identified). If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Tools Handyman/DIY
Credit
Comment
10.11.1 - Smoke Detectors

Smoke Alarm Over 10 Years Old

Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. The Federal Emergency Management Agency (FEMA) recommends that smoke alarms in the home be replaced at least every 10 years. The yellowing roughly corresponds to its shelf life. Its a reminder to go shopping for new smoke alarms to keep the homes occupants safe. Even if they appear newer, dont guess on the age of the smoke alarms in your home. Its easy to determine the age. A manufacture date sticker is usually affixed inside the cover or on the reverse side of the unit. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. We recommend installing photoelectric type smoke detectors / alarms.

Tools Handyman/DIY
Credit
Comment
10.11.2 - Smoke Detectors

Smoke Detector Missing
Bedrooms

Smoke alarms were missing and/or not installed in one or more locations. Smoke alarms should be replaced as necessary and installed per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor). We recommend installing photoelectric type smoke detectors / alarms.

Note: Homes built prior to 1992 were not required to have smoke detectors installed in each bedroom, only hallways. Current safety standards recommend installing smoke detectors in each bedroom for increased safety. Click here for more information.

Tools Handyman/DIY
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Comment
10.12.1 - Carbon Monoxide Detectors

Carbon Monoxide Alarm Missing and/or Inoperable

Carbon monoxide alarms were missing from one or more sleeping areas and/or on one or more levels. This is a potential safety hazard. CO alarms are recommended for the vicinity of each sleeping area, on each level of the structure and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards.

Tools Handyman/DIY

11 - Plumbing

Service: Pressure Regulator Present
Not visible
Service: Sewer Type
Public
Service: Water meter location
Basement, Front Left
Service: Water Service Type
Public
Supply Lines: Materials Observed
Copper
Drain, Waste, & Vent Systems: Vent Materials Observed
PVC
Drain, Waste, & Vent Systems: Waste Materials Observed
PVC Waste Lines
Water Heater: Estimated Mfg. Year
2012
Water Heater: Location
Basement
Water Heater: Power Source/Type
40 Gallon, Natural gas
Sump System: Location
Basement
Sump System: Sump Pump System

Sump Pump and outlet pipe seemed to be in good working condition

Laundry: Laundry Information
240 Volt Electric, Dryer Present (not tested), Clothes Washer Present (not tested)
Exhaust Fans / Ventilation: Type
Exhaust fan
Fuel Storage & Distribution Systems: Fuel Service Type
Natural Gas
Service: Main Water Shut-Off Location
Basement, At the meter
Drain, Waste, & Vent Systems: Clean-out Location(s)
Basement
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Water Heater: Equipment Photo/ Data Plate
Water Heater: Manufacturer
US Craftsmaster, Whirlpool

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

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

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.

12 - Basement, Foundation, Crawlspace Structure

General: Inspection Method
Crawlspace Access
Foundation: Material
Masonry Block
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Vapor Barrier/ Gravel
Wall Structure: Material
Masonry Block

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.

Credit
Comment
12.3.1 - Basement attached Crawlspaces

Crawlspace Insulation Missing

There was insulation missing at one or more locations along the perimeter between joists. This will cause additional heating needs for the home. Recommend upgrading insulation.

Wrenches Handyman
Credit
Comment
12.4.1 - Floor Structure

Slab Cracks - Minor

One or more cracks were found in the concrete slab. These didn't appear to be a structural concern, but recommend patching, sealing them and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

Wrenches Handyman
Credit
Comment
12.5.1 - Wall Structure

Efflorescence visible
Left Rear

Efflorescence (white powdery deposits) visible on the surface of the walls is an indication of moisture intrusion. Moisture intrusion can affect the ability of the soil beneath the foundation to carry the weight of the structure above and may cause structural damage from soil movement. Moisture intrusion can also damage materials and encourage the growth of microbes such as mold. The hole in the exterior downspout may be contributing to the moisture. Efforts should be made to find the source of the moisture and correct this condition.

Credit
Comment
12.5.2 - Wall Structure

Evidence of Past Water Intrusion

Wall structure showed signs of past water intrusion. Recommend monitoring to identify if there is still a moisture problem. source or moisture. Without recent significant rainfall its is not possible to determine if the problem still exists.

Foundation Foundation Contractor

13 - HVAC

Heating / Forced Air: Energy source
Natural gas
Heating / Forced Air: Estimated Year Mfg.
2000
Heating / Forced Air: Location
Basement
Heating / Forced Air: Manufacturer
Rheem
Air Conditioner: Estimated Year Mfg.
2000
Air Conditioner: Location
Exterior, Left Rear
Air Conditioner: Manufacturer
Rheem
Air Conditioner: System Type
Split system
Air Conditioner: Temperature split
19 F*


Ducts and Registers: Type
Ducts and Registers
Filter & Thermostat: Filter Location(s)
Forced air unit
Air Conditioner Disconnect: Disconnect- Description
Pull Disconnect
Filter & Thermostat: T-stat Location(s)
Hallway
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. Supply air from the heating system should be 100 degrees Fahrenheit or higher. The photo(s) below is/are a image of the supply air temperature at register(s) at the time of this inspection.

Heating / Forced Air: Equipment Photos
Air Conditioner: Appears Functional

The temperature split differential between the return and registers was within the 14-22 degree (F) range at time of inspection.

The photo(s) below is/are images of the supply air temperature at supply and return air register(s) at the time of this inspection.

Air Conditioner: Equipment Photos

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
13.1.1 - General comments

Service Heating / Cooling System

Fan was noisy and the last service date of the forced air heating / cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

Here is a resource on furnace maintenance.

Fire HVAC Professional
Credit
Comment
13.2.1 - Heating / Forced Air

Lifespan (15-20 yrs)

The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. 

Credit
Comment
13.2.2 - Heating / Forced Air

Natural Gas Furnace Condensation

There were signs of moisture condensation in the furnace unit. This has caused a reaction with the metal and has caused rust to appear as well as the white powder.  Recommend servicing by a licensed HVAC contractor .

Fire HVAC Professional
Credit
Comment
13.3.1 - Air Conditioner

Lifespan (10-15 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

14 - Fireplaces and Fuel-Burning Appliances

Fireplaces, Stoves & Inserts: Gas log lighter
Yes
Fireplaces, Stoves & Inserts: Type
Gas log
Chimney(s): Type
Metal
Fuel Burning Appliance Flue(s): Type
Metal


Credit
Comment
14.1.1 - Fireplaces, Stoves & Inserts

Damper Can Close

A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close

You can purchase a damper clamp by clicking here.

Tools Handyman/DIY
Credit
Comment
14.1.2 - Fireplaces, Stoves & Inserts

Gas Pilot Off/ Red Tag

Fireplace gas pipe was red ragged and indicated a leak was present.The gas fireplace was not fully evaluated because of this. Recommend a plumber or other qualified professional evaluate and repair gas lines and certify fireplace s operational before use.

Contractor Qualified Professional

15 - Garage / Carport

Structure: Type
Attached Garage
Person Doors: Type
Metal
Vehicle Door: Type
Sectional, Metal
Automatic Opener: Safety Devices
Pressure sensitive
Floor, Walls, Ceiling: Ceiling Type
Finished
Floor, Walls, Ceiling: Wall Type
Finished
Credit
Comment
15.4.1 - Automatic Opener

Photo Eyes None

No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety.

Contractor Qualified Professional
Credit
Comment
15.4.2 - Automatic Opener

Auto Reverse Sensor Excess Force

The auto-reverse (pressure sensitive) mechanism on one or more automatic openers for garage vehicle doors required excessive force. This is a potential safety hazard. This can be adjusted on the motor unit. A qualified contractor should evaluate and repair as necessary.

Credit
Comment
15.5.1 - Floor, Walls, Ceiling

Cracking - Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in slab. Recommend repair to prevent water penetration and additional damage. Numerous products exist to seal such cracks including:
*Hydraulic cement. Requires chiseling in the crack to apply.  * Resilient caulks (easy to apply). * Epoxy sealants (both a waterproof and structural repair).

Wrenches Handyman

16 - Attic, Insulation & Ventilation

Access: Access Location(s)
Garage
Access: How Viewed
Partially Traversed, Viewed From Hatches
Structure & Sheathing: Structure & Sheathing Types
Trusses, Plywood Sheathing
Attic Insulation: Estimated R Value
~R-30
Attic Insulation: Insulation Type
Fiberglass Loose Fill
Exhaust & Ventilation: Ventilation Type
Ridge Vents, Soffit Vents, Bathroom Vents
Access: Attic Views

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
16.1.1 - Access

Not Traversed No Flooring

The attic was not able to be traversed at the time of inspection due to height, ductwork, or lack of floorong. The attic views from the hatch are the extent available to the inspection report.

Credit
Comment
16.4.1 - Exhaust & Ventilation

Bathroom Vents Into Attic

Bathroom  fan vents into the attic, which can cause moisture and mold. This is common in older homes. Bathroom vents should vent to the exterior  Recommend qualified professional correct and vent to exterior.

Contractor Qualified Professional