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1234 Main St.
Ellensburg , WA 98926
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
72
Items Inspected
4
Maintenance/monitor
19
Recommendations
1
Safety/immediate attention

REPORT LIMITATIONS


This report is intended only as a general guide to help the client make a proper evaluation as to the overall condition of the structure being inspected It is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.


Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.
We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.


Unless otherwise required by Washington State ALL liability is limited to the cost of this inspection report.


Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appeal able arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.


1 - Inspection Details

General Inspection Info: Occupancy
Occupied
General Inspection Info: Weather Conditions
Sunny, Warm
General Inspection Info: Type of Building
Single Family, Manufactured Home
General Inspection Info: In Attendance
Client, Home Owner

I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions. 

General Inspection Info: What Really Matters in a Home Inspection

WHAT REALLY MATTERS IN A HOME INSPECTION

Congratulations on buying your new home!

We understand the process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, recommendations for maintenance and repairs, along with what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming.

What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects (e.g. significant structural failure).

2. Things that may lead to major defects, (e.g. a small water leak coming from a piece of roof flashing).

3. Things that may hinder your ability to finance, legally occupy, or insure the home (e.g. structural damaged caused by termite infestation).

4. Safety hazards.

No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. We are here to help any way we can. If you have questions, please call us. We also want to encourage you to review this report with your agent, and trust their professional opinions as well. We are all here to work together, and help you get moved into your new home!

Below you will find more detailed information on how to read and understand the report.  

Thank you for letting us help you, and congratulations on your new home!

Overview/How To Read The Report
Thank you for choosing Intermountain Inspections, LLC for your home inspection! The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not pass/fail. Therefore, a property does not "Pass" or "Fail" a general home inspection. Please contact me with any questions about either the report or the property.

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home.

The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. Repairs, evaluations and corrections for your protection and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when unqualified workmen complete the work.

We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

I = Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home will be provided.

NI = Not Inspected. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.

R = Recommendation. This indicates that an action is recommended.

For Agents Viewing the summary, it may be a more efficient use of your time to use the PDF button on the right side that will allow you to view or print the summary only. On the top edge is the "Agent Tools" button that opens a window you can easily copy/paste from. Thank you for all the hard work that you put into this transaction! We appreciate you!

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an electrictrician, plumber, or roofing contractor.

The report includes informational data on various components of the home, limitations that affected the ability to inspect certain items or areas, and recommendations for items that require immediate or future attention. Observations and recommendations are organized into three categories by level of severity:

1) Maintenance/Monitor Minor Issues - Primarily comprised of small cosmetic items and simple handyman or do-it-yourself maintenance items. These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item. A Summary Report can be created should you choose to view a report without these minor items or informational data.

2) Moderate Recommendations - Most items typically fall into this category. These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns or items that could represent a significant expense to repair/replace.

This is meant to be an honest and impartial third-party assessment. I am always more than happy to discuss anything in further detail. We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

Occasional typographical errors
Occasional typographical errors will occur. I apologize in advance for these typos and spell check errors. If any of these typos make the report
unclear or confusing please contact me immediately for clarification and/or correction.

Photographs
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.

Your Job As a Homeowner: Read Your Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Please write my contact information within the book's inside cover, so that you can always contact me. 

We're neighbors! So, feel free to reach out whenever you have a house question or issue.  


Your Job As a Homeowner: Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.




We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.



For more information, please visit www.nachi.org/buy.


Please refer to the Home Inspection Standards of Practice while reading this inspection report.  I performed the home inspection according to the standards and my clients wishes and expectations.  Please refer to the inspection contract or agreement between the inspector and the inspector's client.  

2 - Roof

IN NI NP R
2.1 Roof Covering X X
2.2 Flashing X
2.3 Plumbing Vent Pipes X X
2.4 Skylight X X
2.5 Gutters & Downspouts X X
Roof Covering: Homeowner's Responsibility

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.


Roof Covering: Type of Roof-Covering Described
Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Roof

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Plumbing Vent Pipes: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Skylight: Skylight Was Inspected

Skylights are notoriously problematic and a common point of leaks.  It is important to keep the area around the skylight free of debris and to monitor it for evidence of water leaks during heavy rains and/or winter snow melts.

From outside, watch the glazing for cracks or breaks, loosening of the flashing, and rusting or decaying frames.  Skylights should be checked from the interior, too.  Don't be surprised if your skylight develops a leak. 

Gutters & Downspouts: Homeowner's Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.


(1) The inspector will:


Traverse the roof to inspect it.
Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.
Report the manner in which the roof is ventilated.
Describe the type and general condition of roof coverings.
Report multiple layers of roofing when visible or readily apparent.
Describe any deficiencies of these systems or components.


(2) The inspector is not required to:
Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the roof must be reported.
Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.
Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.
Operate powered roof ventilators.
Predict remaining life expectancy of roof coverings.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
2.1.1 - Roof Covering

Exposed Fasteners
North Ridge Vent

I observed indications of exposed fasteners at the roof-covering materials. Fasteners should not be exposed. Potential water entry points. Roof could leak. Further evaluation and correction is recommended by a licensed roofing contractor. 

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Roof Covering

Cracked and Damaged Roof Covering
Northeast

I observed areas of cracked/splitting, separating and damaged roof-covering materials.  This is a defect.  Prone to water leaking into the house.  I recommend that a qualified roofing contractor to further evaluate and make repairs to the roof system. The North East corner of roof had one minor damaged section and there are sections along the ridge vent that are separating. 

Roof Roofing Professional
$
Credit
Comment
2.1.3 - Roof Covering

Other Roof Penetrations
Southwest Roof

The fasteners for the roof mounted Dish are installed directly into roofing material. There is evidence of a rubber grommet used originally but there is no sealant covering the fasteners to ensure moisture will not penetrate this area. I recommend a licensed roofer further evaluate and correction as needed. 

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Plumbing Vent Pipes

Vent Pipe Flashing Material Was Cracked
Typical of Multiple Locations

The rubber membrane flashing material around the vent pipe was cracked and damaged.  This is prone to water penetration.  Defect.  Correction and further evaluation is recommended. 

Roof Roofing Professional
$
Credit
Comment
2.4.1 - Skylight

Damage to Skylight Assembly

I observed damage to the skylight assembly from the inside and exposed fasteners.  This condition is prone to water leakage at the skylight. Further evaluation and correction is recommended by a licensed roofing contractor or Window Repair Installation Contractor. 

Window Window Repair and Installation Contractor

3 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Wood

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

Vegetation, Surface Drainage, Retaining Walls & Grading: Vegetation, Drainage, Walls & Grading Were Inspected

I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

GFCIs & Electrical: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

Exterior Water Pressure : Water Pressure

Exterior Water Pressure was 60psi at time of inspection. This is considered adequate and in good condition. Water pressure should be between 40-45 generally on a residential unit and anything over 60 a regulator is recommended. 

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and facia.  It's impossible to inspect those areas closely during a home inspection.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the eaves, soffit, and fascia.

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

GFCIs & Electrical: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Windows: Inspection Restricted

I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access closely every window, particularly those above the first floor level. 

Please refer to the WA Standards of Practice related to inspecting the exterior of the house. 

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
3.2.1 - Eaves, Soffits & Fascia

Minor Paint Damage Observed at Fascia
Northeast

I observed indications that one or more areas of the fascia had minor paint/sealant damage and should be monitored over time to avoid moisture penetration. The wood at the time of inspection appeared solid and a minor crack/separation in the NE corner of the Fascia was observed. This should be part of on-going home maintenance plan. 


Mag glass Monitor
$
Credit
Comment
3.3.1 - Wall-Covering, Flashing & Trim

Flashing Defect
Typical of multiple Window Locations Around Home

I observed a defect at the flashing at the exterior.  This condition could result in moisture intrusion into the house. Home owner noted 7 windows being replaced due to failed seals and fogging - All window and door openings, regardless of materials used, require a head flashing with end dams unless it is within 1/3 from the surface of the eaves width. (24-inch eaves = 8 inches from eave). At the time of inspection I could not see or confirm the presence of flashing. I'd recommend further evaluation by a licensed contractor. 

Siding Siding Contractor
$
Credit
Comment
3.4.1 - Vegetation, Surface Drainage, Retaining Walls & Grading

Negative Grading
North and East Side of Home

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues.

The ground around a house should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. 

Yard scissors Landscaping Contractor
$
Credit
Comment
3.10.1 - Windows

Fogged Windowpane

I observed a fogged windowpane (a lost seal) at a window. Home Owner onsite this morning noted replacement and repair is already in progress and scheduled as an FYI. 

If multiple-pane windows appear misty or foggy, it means that the seal protecting the window assembly has failed, and condensation has formed in between the two panes of glass.  Condensation in double-paned windows indicates that the glazing assembly has failed and needs repair or replacement.  Visible condensation can damage glazing and is the main indication of sealant failure.  Condensation is not always visible.  If the failure is recent, a failed window may not be obvious, since condensation doesnt usually form until the window is heated by direct sunlight. Windows in the shade may show no evidence of failure, so it is nearly impossible to observe and report all failed double-paned windows.  

Window Window Repair and Installation Contractor
$
Credit
Comment
3.10.2 - Windows

Damaged Window Screen

I observed a damaged window screen.  


Correction and further evaluation is recommended. 

Wrenches Handyman
$
Credit
Comment
3.10.3 - Windows

Missing Window Screen

I observed a missing window screen.  


Correction and further evaluation is recommended. 

Wrenches Handyman

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
4.1 Ventilation in Foundation/Basement Area X
4.2 Under-Floor Crawlspace X X
4.3 Insulation in Crawlspace X X
4.4 Vapor Barrier X
Under-Floor Crawlspace: Under-Floor Crawl Access Location
South
Exterior
Insulation in Crawlspace: Type of Insulation Observed
Belly Pan
Under-Floor Crawlspace: Type of Under-Floor Crawlspace Foundation Described
Masonry Block
Ventilation in Foundation/Basement Area: Ventilation Inspected

During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.  And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I report as in need of correction the general absence of ventilation in unfinished spaces.

Under-Floor Crawlspace: Homeowner's Responsibility

One of the most common problems in a house with a crawlspace is water intrusion, condensation, and excessively high humidity levels. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, efflorescence, and rust on exposed metal parts. Water may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line. 

Under-Floor Crawlspace: Structural Components Inspected

Structural components were inspected according to the Home Inspection Standards of Practice, including readily observed floor joists. 

Insulation in Crawlspace: Approximate Average Depth of Insulation
9-12 inches

Determining how much insulation should be installed in a house depends upon where a home is located.   proper amount of insulation should be installed at a particular area of a house is dependent upon which climate zone the house is located. 

This house is located in a climate zone that requires an R-value of 

Under-Floor Crawlspace: Partially Inaccessible
Crawlspace

Parts of a crawlspace was inaccessible. This is an inspection restriction. I don't know what's going on inside parts of the crawlspace, because I could not enter. Specifically standing water observed and I tried to get as close as possible to determine exactly where the leak or intrusion was coming from. See recommendation section. 

An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.
(1) The inspector will:
Describe the type of building materials comprising the major structural components.
Enter and traverse attics and subfloor crawlspaces.
Inspect
(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and the visible roof structure and attic components where readily and safely accessible.
(b) Subfloor crawlspaces and basements for indications of flooding and moisture penetration.
Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.
Describe any deficiencies of these systems or components.
Report all wood rot and pest-conducive conditions discovered.
Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.
(2) The inspector is not required to:
Enter
(a) Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath girders (beams).
(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home.
Move stored items or debris or perform excavation to gain access.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
4.2.1 - Under-Floor Crawlspace

Active Water Penetration Observed

I observed indications of active water penetration into the crawlspace. It was difficult to tell exactly what was leaking and I inspected as close as possible around the water area. The water supply pipe appeared to have a slow drip and water intrusion along the East side of crawlspace near the grey electrical conduit PVC pipe. The HVAC condensate line was also noted to be discharging outside this area and could be adding moisture - but the supply pipe noted in the attached images appeared to actively leaking. 

Correction and further evaluation is recommended by a licensed professional.

Contractor Qualified Professional
$
Credit
Comment
4.2.2 - Under-Floor Crawlspace

Evidence of Rodent Activity

Pest control Pest Control Pro
$
Credit
Comment
4.3.1 - Insulation in Crawlspace

Insulation Hanging Loosely
Typical of Multiple Locations in Crawlspace

I observed that the insulation installed on the floor joists above the crawlspace is hanging loosely and falling off. This is part of the manufactured home's belly pan and it is damaged in several locations. Recommend correction and further evaluation by licensed contractor. 

House construction Insulation Contractor

5 - Heating

IN NI NP R
5.1 Heating System Information X
5.2 Thermostat and Normal Operating Controls X
Heating System Information: Energy Source
Electric
Heating System Information: Heating Method
Warm-Air Heating System
Heating System Information: Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. Based on the serial number this unit appears to have been manufactured in February 1999 and is approximately 20 years old (www.building-center.org). Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended.

It's your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Thermostat and Normal Operating Controls: Thermostat Location
Living room

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

6 - Cooling

IN NI NP R
6.1 Cooling System Information X
6.2 Thermostat and Normal Operating Controls X
6.3 Condensate X X
Cooling System Information: Service Disconnect Inspected

I observed a service disconnect within sight of the cooling system. 

Cooling System Information: Homeowner's Responsibility

Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Thermostat and Normal Operating Controls: Thermostat Location
Living room
Condensate: Condensate Discharge Confirmed

I observed a discharge pipe apparently connected to the condensate pump installed at the cooling system. 

Air conditioning systems.

The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.
(1) The inspector will:
(a) Describe the central air conditioning system and energy sources.
(b) Operate the system using normal control devices and measure and record temperature differential.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer.
(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.
(e) Describe any deficiencies of these systems or components in the inspection report.
(2) The inspector is not required to:
(a) Activate cooling systems that have been shut down.
(b) Inspect
(i) Gas-fired refrigeration systems.
(ii) Evaporative coolers.
(iii) Wall or window-mounted air-conditioning units.
(iv) The system for refrigerant leaks.
(c) Check the coolant pressure/charge.
(d) Determine the efficiency, or adequacy of the system.
(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or when doing so might damage the equipment.
(f) Remove covers or panels that are not readily accessible.
(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(h) Determine how much current the unit is drawing.
(i) Evaluate digital-type thermostats or controls.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
6.3.1 - Condensate

Condensate Discharge Should Be Extended

The condensate discharge pipe should be extended so that the water is diverted far enough away from the house foundation. 

Contractor Qualified Professional

7 - Plumbing

IN NI NP R
7.1 Main Water Shut-Off Valve X
7.2 Water Supply X
7.3 Hot Water Source X X
7.4 Drain, Waste, & Vent Systems X
7.5 Water Supply & Distribution Systems X
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Unable to Determine
Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Hot Water Source: Inspected Seismic Bracing

I inspected the seismic bracing for the hot water tank. 

Main Water Shut-Off Valve: Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks. 

Water Supply : Water Supply Is Private

The water supply to the house appeared to be from a private water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Hot Water Source: Type of Hot Water Source
Electric Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Based on the serial number this unit appears to have been manufactured in April 1999 and is approximately 20 years old (www.building-center.org). Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended.

Hot Water Source: Inspected Hot Water Source

I inspected the hot water source and equipment according to the Home Inspection Standards of Practice

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  

Water Supply & Distribution Systems: Inspected Water Supply & Distribution Pipes

I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. Inspection restriction. Ask the homeowner about water supply, problems with water supply, and water leaks in the past.  

Main Water Shut-Off Valve: Unable to Locate

I was unable to determine the location of the main water shut-off valve.  Ask the homeowner. 

Drain, Waste, & Vent Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

Water Supply & Distribution Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed.  For example, most of the water distribution pipes, valves and connections were hidden within the walls.  

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
7.3.1 - Hot Water Source

Missing Catch Pan Under Tank

I observed that the hot water tank is missing a water leak catch pan. 

Contractor Qualified Professional
$
Credit
Comment
7.3.2 - Hot Water Source

Missing Earthquake Straps

Appliances designed to be fixed in position shall be fastened or anchored in an approved manner. In Seismic Design Categories D1 and D2, water heaters shall be anchored or strapped to resist horizontal displacement caused by earthquake motion. Strapping shall be at points within the upper one-third and lower one-third of the appliances vertical dimensions. At the lower point, the strapping shall maintain a 

minimum distance of 4 inches (102 mm) above the controls.

Pipes Plumbing Contractor

8 - Electrical

IN NI NP R
8.1 Electric Meter & Base X X
8.2 Service-Entrance Conductors X
8.3 Main Service Disconnect X
8.4 Electrical Wiring X
8.5 Panelboards & Breakers X
8.6 Service Grounding & Bonding X
8.7 AFCIs X X
8.8 GFCIs X X
8.9 Electrical Defects X
Electric Meter & Base: Inspected the Electric Meter & Base

I inspected the electrical electric meter and base. 

Main Service Disconnect: Inspected Main Service Disconnect

I inspected the electrical main service disconnect.

Service-Entrance Conductors: Inspected Service-Entrance Conductors

I inspected the electrical service-entrance conductors. 

Electrical Wiring: Type of Wiring, If Visible
NM-B (Romex)
Main Service Disconnect: Homeowner's Responsibility

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Service Disconnect: Main Disconnect Rating, If Labeled
200

I observed indications of the main service disconnect's amperage rating. It was labeled. 

Panelboards & Breakers: Inspected Main Panelboard & Breakers

I inspected the electrical panelboards and over-current protection devices (circuit breakers and fuses). 

Panelboards & Breakers: Inspected Subpanel & Breakers

I inspected the electrical subpanel and over-current protection devices (circuit breakers and fuses). 

Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

AFCIs: Inspected AFCIs

I inspected receptacles observed that were deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible. None Present.

The 1999 National Electric Code required AFCI protection for branch circuits containing bedroom receptacle outlets, with the requirement taking effect on January 1st of 2002.  Since then, AFCI requirements have been expanded many times, to the point where AFCI protection is now needed for all 120-volt, single-phase, 15- and 20-ampere branch circuits supplying outlets or devices installed in dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms.

GFCIs: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Electrical Wiring: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

Service Grounding & Bonding: Unable to Confirm Proper Grounding and Bonding

I was unable to confirm proper installation of the system grounding and bonding according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice. 

AFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the AFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

GFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

WAC 308-408C-110

Electrical system.

The inspection of the electrical system includes the service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting fixtures.
(1) The inspector will:
(a) Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers) and the type of branch wiring used.
(b) Report
(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.
(ii) When no connection to a service grounding electrode can be confirmed.
(c) Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and subelectric panel cover(s).
(d) Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed electrician should inspect the system to ensure it's safe.
(e) Verify
(i) The operation of a representative number of accessible switches, receptacles and light fixtures.
(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.
(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.
(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.
(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.
(h) Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns.
(i) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Insert any tool, probe or testing device into the main or subpanels.
(b) Activate electrical systems or branch circuits that are not energized.
(c) Operate circuit breakers, service disconnects or remove fuses.
(d) Inspect ancillary systems, including but not limited to:
(i) Timers.
(ii) Security systems.
(iii) Low voltage relays.
(iv) Smoke/heat detectors.
(v) Antennas.
(vi) Intercoms.
(vii) Electrical deicing tapes.
(viii) Lawn sprinkler wiring.
(ix) Swimming pool or spa wiring.
(x) Central vacuum systems.
(xi) Electrical equipment that's not readily accessible.
(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels.
(f) Move any objects, furniture, or appliances to gain access to any electrical component.
(g) Test every switch, receptacle, and fixture.
(h) Remove switch and receptacle cover plates.
(i) Verify the continuity of connected service ground(s).

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
8.1.1 - Electric Meter & Base

Material Defect

I observed indications of a material defect during the inspection. Major defect. Hazard. Correction and further evaluation is recommended. The meter box itself was somewhat loose and the pole is leaning considerably. Connect with local utility and/or a licensed electrical contractor. 

Electric Electrical Contractor

9 - Attic, Insulation & Ventilation

IN NI NP R
9.1 Structural Components & Observations in Attic X
9.2 Insulation in Attic X
9.3 Ventilation in Attic X
Ventilation in Attic: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected for mechanical exhaust systems. 

I report as in need of correction the general absence of ventilation in unfinished spaces.

Structural Components & Observations in Attic: Could Not See Everything in Attic

I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited. 

Insulation in Attic: Attic Access Limitation

I could not see and inspect the attic space. The access is restricted and my inspection is limited.

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems.
(1) The inspector will:
Inspect the insulation, ventilation and installed mechanical systems in viewable and accessible attics and unfinished subfloor areas.
Describe the type of insulation in viewable and accessible unconditioned spaces.
Report missing or inadequate vapor barriers in subfloor crawlspaces with earth floors.
Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible.
Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces.
Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls.
Determine the thickness or R-value of insulation above the ceiling, in the walls or below the floors.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - Laundry

IN NI NP R
10.1 Clothes Washer X
10.2 Clothes Dryer X
10.3 Laundry Room, Electric, and Tub X
Clothes Washer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

Clothes Dryer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

The inspector shall inspect:

  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Bathrooms

IN NI NP R
11.1 Bathroom Toilets X
11.2 Sinks, Tubs & Showers X X
11.3 Bathroom Exhaust Fan / Window X
11.4 GFCI & Electric in Bathroom X
11.5 Heat Source in Bathroom X
11.6 Cabinetry, Ceiling, Walls & Floor X
11.7 Door X
Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

I inspected the heat source in the bathroom (register/baseboard). 

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. 

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

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

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. 

GFCI & Electric in Bathroom: GFCI-Protection Tested

I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument. 

All receptacles in the bathroom must be GFCI protected. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
11.2.1 - Sinks, Tubs & Showers

Slow Drain
Master Bathroom

Contractor Qualified Professional
$
Credit
Comment
11.2.2 - Sinks, Tubs & Showers

Low Flow Cold Side
Master Bathroom

Contractor Qualified Professional

12 - Doors, Windows & Interior

IN NI NP R
12.1 Doors X
12.2 Windows X X
12.3 Switches, Fixtures & Receptacles X
12.4 Floors, Walls, Ceilings X
12.5 Stairs, Steps, Stoops, Stairways & Ramps X X
12.6 Railings, Guards & Handrails X X
12.7 Presence of Smoke and CO Detectors X
Doors: Doors Inspected

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


Windows: Windows Inspected

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

Switches, Fixtures & Receptacles: Inspected a Switches, Fixtures & Receptacles

I inspected a representative number of switches, lighting fixtures and receptacles. 

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

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

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected a representative number railings, guards and handrails that were within the scope of the home inspection. 

Presence of Smoke and CO Detectors: Inspected for Presence of Smoke and CO Detectors

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Switches, Fixtures & Receptacles: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Presence of Smoke and CO Detectors: Unable to Test Every Detector

I was unable to test every detector. We recommend testing all of the detectors.  Ask the seller about the performance of the detectors and of any issues regarding them.  We recommend replacing all of the detectors (smoke and carbon monoxide) with new ones just for peace of mind and for safety concerns.  

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.
(1) The inspector will:
(a) Verify
That steps, handrails, guardrails, stairways and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster spacing exceeds four inches.
(b) Inspect
(i) The overall general condition of cabinets and countertops.
(ii) Caulking and grout at kitchen and bathroom counters.
(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.
(iv) The condition and operation of a representative number of windows and doors.
(c) Comment on the presence or absence of smoke detectors.
(d) Describe any noncosmetic deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Report on cosmetic conditions related to the condition of interior components.
(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.2.1 - Windows

Damaged Window
Southeast Bedroom

I observed damage to a window. 

Window Window Repair and Installation Contractor
$
Credit
Comment
12.7.1 - Presence of Smoke and CO Detectors

Missing Smoke Detector

I observed indications of a missing smoke detector. Hazard. 

Contractor Qualified Professional

13 - Kitchen

IN NI NP R
13.1 Kitchen Sink X X
13.2 GFCI X
13.3 AFCI X X
13.4 Dishwasher X
13.5 Range/Oven/Cooktop X
13.6 Refrigerator X
13.7 Countertops & Cabinets X
13.8 Floors, Walls, Ceilings X
Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink. 

Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

GFCI: GFCI Tested

I observed ground fault circuit interrupter (GFCI) protection in the kitchen. 

Dishwasher: Inspected Dishwasher

I inspected the dishwasher by turning it on and letting it run a short cycle. 

Range/Oven/Cooktop: Turned On Stove & Oven

I turned on the kitchen's stove and oven. 

Refrigerator: Refrigerator Was On

I checked to see if the refrigerator was on. It was. That's all I inspected in relation to a refrigerator. Refrigerators are beyond the scope of a home inspection. 

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

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

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
13.1.1 - Kitchen Sink

Defect at the Kitchen Sink

I observed indications of a defect at the kitchen sink. Kitchen Sink is leaking into a pail placed under the sink. 

Pipes Plumbing Contractor
$
Credit
Comment
13.8.1 - Floors, Walls, Ceilings

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Contractor Qualified Professional