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1234 Main St.
MOUNT LAUREL, NJ 08054
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
8
Minor item/recommendation
15
Repair
5
Major item/safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent, Client's family/friends
Occupancy
Vacant, Utilities on
Style
Traditional
Temperature (approximate)
67 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Light Rain
General Information
General information

Introductory Information

This is intended as general information for you to view at the time of reading the report. Please refer to the pre-inspection agreement for specific details regarding the scope of the inspection. The inspector will perform a limited visual inspection of the building and provide client with a written report identifying the defects that were observed and deemed material. Material defect means a condition, or functional aspect, of a structural component or system that is readily ascertainable during a home inspection that substantially affects the value, habitability or safety of the dwelling, but does not include decorative, stylistic, cosmetic, or aesthetic aspects of the system, structure or component. The inspection is limited to the readily accessible and visible systems, equipment and components of the home. 

This report is intended only as a general guide to help the client make their own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the 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.  The inspection should not be considered a guarantee or warranty of any kind. The inspection is performed in compliance with NJ standards of practice, a copy of which was included in your pre-inspection agreement, and is available here: https://www.njconsumeraffairs.gov/regulations/Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf

All components designated for inspection in the NJ Standards of Practice are inspected, except as may be noted in the Limitations of Inspection sections within this report. It is recommended that all components noted in the Limitations should be made accessible and inspected prior to proceeding with the Sale/Purchase. We will not inspect anything not readily observable because it is concealed or due to obstructions including (but not limited to) floor coverings, suspended ceiling tiles, insulation, furniture or other personal property, soil, vegetation, water, ice or snow. The following list of exclusions is not exhaustive; we are not required to determine the remaining life or future failure of any component, the causes of any deficiency, methods/costs of corrections, suitability of the property for specialized use, market value, advisability of purchase of the property, the presence of, rodents, insects, rot/decay, fungus, or underground items. We are not required to operate any component that is shut down or is otherwise inoperable, operate valves, light pilot lights, determine the presence of hazardous substances, or enter hazardous areas. We are not required to inspect fences, soil conditions, spas/saunas, pools (and related equipment), outbuildings, sprinklers, private waste disposal systems, telephones, cable television, intercoms, security systems, low voltage lighting, timers, wells, window-unit air conditioners, furnace heat exchangers, and heating/cooling systems when weather conditions or other circumstances may cause equipment damage. We are not required to inspect cosmetic items such as paint, wallpaper, carpet, or other finishes on walls, ceilings or floors, and any window treatments (such as blinds or draperies). We are not required to determine non-compliance with manufacturers specifications or applicable regulatory requirements, including (but not limited to) building code compliance. 

Inspectors are not required to enter into or onto any area or surface, or perform any procedure or operation which will, in the sole opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; this includes walking upon the roof surface. The inspector is not required to enter crawlspaces or attics that are not readily accessible nor any area which has less than 24 by 30 of clearance or a permanently installed walkway or which will, in the sole opinion of the inspector, likely to be dangerous, inaccessible, or partially inaccessible to the inspector or other persons, or where entry could possibly cause damage to the property or its systems or components.

Comments

The home inspection is NOT a building code-compliance inspection, but a visual inspection for safety and material defects. If you wish to ascertain the degree to which the home complies with any applicable building codes, you should discuss with the municipality. The home may not meet many generally-accepted current building standards. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. 

The functionality, operations and location of smoke/fire/carbon monoxide detectors is not part of this inspection. Upon taking occupancy, proper operating and placement of smoke/fire/carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited life span and should be replaced at recommended intervals. If no smoke/fire/carbon monoxide detectors are installed you should consider installation of battery operated and/or hardwired smoke/fire/carbon monoxide detectors in all recommended locations.

All repairs made to the property should be performed by qualified professionals only. Related parts of the repairable components should be inspected by the qualified professional when the repairs are made. We recommend that licensed and insured contractors evaluate and repair any concerns and defects. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property.

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
2.5 Roof structure X
Roof Type/Style
Gable, Shed, Combination



Roof structure: Structure
plywood sheathing, dimensional lumber rafters
Coverings: Material
Architectural fiberglass /asphalt
Inspection Method
Camera pole, Walked 1 story roof areas

Our roof inspection is primarily to determine if any of the roof or it's components are damaged, deteriorating, missing or improperly installed. We do our best to walk every roof, but sometimes that is not possible due to weather, steep slope, height or safety concerns. Portions of the flashing, underlayment, and ice shield are not in view and cannot be evaluated for condition or presence by a visual inspection; therefore, our review is not a guarantee nor a certification against roof leaks, it is simply a visual inspection of accessible areas. The best way to determine whether a roof is water tight is to thoroughly inspect it for an extended period of time, during a heavy rainfall. Normally, this is not the condition during our inspection. Any repair or replacement work recommended should be made by a professional licensed roofing contractor.

Roof Drainage Systems: Gutter Material
Aluminum

Properly functioning gutters will help with keeping foundation walls and basements drier. Gutter end caps and joints, and downspout connections commonly leak. Properly sealing these connections will help prevent water intrusion and issues in the future. Gutters should be cleaned as part of a regular maintenance routine to allow for proper water drainage.

Roof Drainage Systems: Downspout material
aluminum

Properly installed and functioning downspouts will help with keeping foundation walls and basements drier. All downspouts should empty at least 6' from the foundation.

Flashings: Material
Metal

Some flashing components will not be visible during a routine home inspection and cannot be evaluated for condition or presence by a visual inspection; therefore, our review is not a guarantee that flashing is present, nor a certification against roof leaks, it is simply a visual inspection of accessible areas. 

Chimney viewed with camera pole

The chimney(s) were viewed with a camera pole. This is a limited inspection as not all areas can be seen, and chimney is viewed from afar. If there are concerns regarding the condition of the chimney, I recommend a chimney contractor inspect chimney(s) from roof level.

Roof viewed from ground with camera pole

I utilized a camera attached to a 26' telescopic pole to inspect some areas of the roof. This is a limited visual inspection. All or part of the roof was not walkable due to steep slope, obstructions, and/or height.

When inspecting the roof of a residential building, the home inspector shall: 1) Inspect: i) Roofing surface, excluding antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes; ii) Roof drainage systems; iii) Flashing; iv) Skylights; and v) Exterior of chimneys; 2) Describe: i) Roof surface; ii) Roof drainage systems; iii) Flashing; iv) Skylights; and v) Chimneys; 3) Employ reasonable, practicable and safe methods to inspect the roof such as: i) Walking on the roof; ii) Observation from a ladder at roof level; or iii) Visual examination with binoculars from ground level; and 4) Describe the methods used to inspect the roof.



  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.1.1 - Coverings

Overhanging branches

There are branches overhanging the roof. The branches close to, or rubbing on the roof can damage the shingles and allow pests access to the roof, as well as clog gutters. Recommend having them trimmed back a few feet from house to prevent damage.

Yard scissors Tree Service
Credit
Comment
2.1.2 - Coverings

Buckling
Right side garage

There is some minor buckling in shingles near wall. Recommend repair by a licensed roofing contractor.

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris/clogged

Debris has accumulated in the gutters and clogged downspouts. Recommend cleaning to facilitate water flow.

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House
Garage

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation and water intrusion issues. Recommend a NJ licensed home improvement contractor adjust downspout extensions to drain at least 6 feet from the foundation.

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.3.1 - Flashings

Missing kick out flashing

Kick out flashing was missing at the time of inspection. Flashings provide protection against moisture intrusion. Recommend a NJ licensed home improvement contractor specializing in roofing evaluate and make necessary repairs.

Roof Roofing Professional
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney crown damage
Fireplace chimney

Chimney crown has several cracks. Cracking can worsen and lead to water intrusion and chimney damage. Recommend a NJ licensed home improvement contractor specializing in chimneys repair.

Fireplace Chimney Repair Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X
Siding, Flashing & Trim: Siding Material
Aluminum
Siding, Flashing & Trim: Siding Style
Lap
Exterior Doors: Exterior Entry Door
Steel
Walkways, Patios & Driveways: Patio material
pavers
Decks, Balconies, Porches & Steps: Appurtenance
Patio
Decks, Balconies, Porches & Steps: Material
Paver blocks
Eaves, Soffits & Fascia: Soffit material
vinyl
Walkways, Patios & Driveways: Driveway Material
Concrete
Eaves, Soffits & Fascia: Ventilated soffits
Yes
Inspection Method
Visual

The home inspector is not required to observe or report on storm doors, screening, shutters, awnings, fences, safety glazing in doors and windows, garage door operator remote control transmitters, geological conditions, soil conditions, spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, detached buildings, sheds or structures. The home inspector does not search for or report on the presence or condition of underground fuel storage tanks. The home inspector is not required to move personal items, furniture, equipment, plants, debris, soil, snow, or ice that obstructs access or visibility.

Overall photos

General exterior photos for your use.

Siding, Flashing & Trim: Window and siding flashing

Some window and siding flashing components are not visible during a routine home inspection and cannot be evaluated for condition or presence by a visual inspection; therefore, our review is not a guarantee that flashing is presence, nor a certification against leaks, it is simply a visual inspection of accessible areas and components.

Vegetation, Grading, Drainage & Retaining Walls: Mulch info

Mulch is good for several reasons, including controlling weeds, keeping moisture around plant roots, and decorative looks. At the same time,  that same contained moisture, can do damage to the structure if allowed. Do not pile mulch up each season, without removing some. This can raise the grade to close to siding, as well as hold too much moisture close to foundation and structure. This can cause moisture, mold and interior damage. Limit mulch to 2-3 inches in beds. Also keep in mind that heavily mulched areas can be a host for insects and termites.

When conducting the inspection of the exterior components, a home inspector shall:
1) Inspect:
i) Exterior surfaces, excluding shutters, and screening, awnings, and other similar seasonal accessories;
ii) Exterior doors excluding storm doors or safety glazing;
iii) Windows excluding storm windows and safety glazing;
iv) Attached or adjacent decks, balconies, stoops, steps, porches, and their railings;
v) Vegetation, grading, drainage, and retaining walls with respect to their immediate detrimental effect on the condition of the residential building, excluding fences, geological and/or soil conditions, sea walls, break-walls, bulkheads and docks, or erosion control and earth stabilization;
vi) Attached or adjacent walkways, patios, and driveways; and
vii) Garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; and
2) Describe exterior wall surface type and material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Loose siding
Back of house above sunroom

There is loose siding in one area. This can allow for moisture/insect intrusion. Recommend a NJ licensed home improvement contractor repair.

Siding Siding Contractor
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Damage
Left side

There is damaged siding. This is a cosmetic issue only. Siding would likely need replacement as repairing dented aluminum is difficult.

Siding Siding Contractor
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracks
Driveway

Cracks observed in concrete driveway likely due to settlement and soil movement over time. Several cracks have been sealed already. Recommend the remaining cracks be repaired by a licensed home improvement contractor.

Hardhat General Contractor
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Patio trip hazard
Patio

The brick paver patio is sunken/heaving in some areas and can be a trip hazard. Recommend a NJ licensed home improvement contractor repair.

Yard scissors Landscaping Contractor

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual, Crawlspace Access
Foundation: Material
Concrete block
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Floor structure material
Dimensional lumber
Floor Structure: Sub-floor
Plank
Wall Structure: Wall framing material
Dimensional lumber
Ceiling Structure: Ceiling structure
Dimensional lumber
Basements & Crawlspaces: Crawlspace information

The crawlspace is accessible via an opening at exterior rear of house. The crawlspace is not insulated and the floor is concrete. Most of the crawl space is accessible via crawling, except for some inaccessible low areas around ductwork and beams.

Partial access to crawlspace

Access to crawl space was limited due to low overhead clearance due to duct work and beams. Accessible areas of crawlspace were inspected.

When conducting the inspection of the structural components, the home inspector shall: 

1) Inspect: i) Foundation; ii) Floors; iii) Walls; iv) Ceilings; and v) Roof;

2) Describe: i) Foundation construction type and material; ii) Floor construction type and material; iii) Wall construction type and material; iv) Ceiling construction type and material; and v) Roof construction type and material;

3) Probe structural components where deterioration is suspected unless such probing would damage any finished surface; and

4) Describe in the home inspection report the methods used to inspect under-floor crawl spaces and attics.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.1.1 - Foundation

Foundation Cracks
Near garage

One or more cracks were noted at the exterior of the foundation. This is sometimes caused by concrete shrinkage and settlement of soils. Recommend a licensed NJ home improvement contractor seal cracks to prevent further damage from freeze/thaw cycles.

Hardhat General Contractor

5 - Doors, Windows & Interior

IN NI NP D
5.1 Doors X
5.2 Windows X X
5.3 Floors X
5.4 Walls X
5.5 Ceilings X
5.6 Steps, Stairways & Railings X
5.7 Countertops & Cabinets X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung
Windows: Window material
vinyl
Floors: Floor Coverings
Hardwood, Carpet, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite, Solid surface

When inspecting the interior of a residential building, a home inspector shall: 

1) Inspect: i) Walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting and other non-permanent floor coverings; ii) Steps, stairways, and railings; iii) Installed kitchen wall cabinets to determine if secure; iv) At least one interior passage door and operate one window per room excluding window treatments; and v) Household appliances limited to: (1) The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; (2) Dishwasher to determine water supply and drainage; and (3) Garbage disposer.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.2.1 - Windows

Leak/Damaged window sill
Sunroom

The window sill has been water damaged, and tested wet with moisture meter at time of inspection. It is impossible to see if proper flashing was used behind siding/window, and that is a common leak point. There were no obvious water entry points observed. Recommend a licensed NJ home improvement contractor evaluate and repair window.

Window Window Repair and Installation Contractor

6 - Heating

IN NI NP D
6.1 Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution Systems X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Heat Type
Forced Air
Equipment: Location of furnace
Utility closet, garage
Distribution Systems: Baseboards
N/A
Distribution Systems: Radiators
N/A
Equipment: Location of gas main
Exterior, Rear
Normal Operating Controls: Thermostat location
hallway
Heating information

The evaluation of the heating system is visual and functional provided power and/or fuel is supplied to the component. Items not listed here as well as things we cannot see, such as utilities, drains, and ducts inside walls, floors and underground are beyond the scope of this inspection. Invasive or extensive inspection of internal heater appliance components is beyond the scope of the inspection. A heating contractor or the local utility may conduct such an inspection at your request. We do not analyze sufficiency of heat, or engineering of the system for proper distribution. We suggest you obtain the maintenance history of the furnace as well as receipts for any recent repairs for which a warranty might apply. Clients are encouraged to purchase a home warranty plan, since furnaces can require repair or replacement at any time. Regular cleaning or replacement of furnace filters is vital to the health of your furnace and can improve the efficiency of attached central air conditioning. We suggest an annual cleaning and safety check by a licensed contractor who is trained in this furnace model. We also suggest that when an oil tank is present a service contract with the oil company for maintenance and service of the tank be purchased. Identifying or testing for the presence of asbestos, oil leaks or other potentially hazardous materials is not within the scope of this report.

Equipment: Brand
Rheem
Equipment: Energy Source
Natural Gas
Equipment: Air filter

There is an air filter inside the furnace/return. It should be replaced every 4-8 weeks, depending on season and activity inside house, for optimal performance.

Equipment: Age of furnace (years)
46

A furnace can have an average life expectancy of 20-25 years, depending on care and maintenance intervals. Proper maintenance can extend the life of the system, but there is no accurate way to pinpoint remaining life of the unit. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. I recommend regular annual maintenance by a licensed HVAC service company to extend the life of the unit.

Distribution Systems: Ductwork
Non-insulated

We always recommend having ductwork cleaned when moving into a new home. Allergens, dust and debris can build up in ductwork over time. Contact a local licensed hvac contractor or duct cleaning company for more info.

Limited access to ductwork

Some of the ductwork is concealed within floors, walls and ceilings, and therefore can not be inspected. We make every effort to confirm each duct is connected by testing air flow at registers.

When inspecting the heating system, a home inspector shall: 1) Inspect: i) Installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems; ii) Combustion vent systems and chimneys, excluding interiors of flues or chimneys; iii) Fuel storage tanks, excluding propane and underground storage tanks; and iv) Visible and accessible portions of the heat exchanger; and 2) Describe: i) Heating equipment and distribution type; and ii) Energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - Equipment

Recommend certification and service
Furnace

Furnace should be cleaned and serviced annually to extend the life of the unit. Based on age (46 years) and condition of the unit, I recommend certification and service by a licensed HVAC service company.

Fire HVAC Professional
Credit
Comment
6.1.2 - Equipment

Leaking exhaust

The metal exhaust vent has a hole in it. This can allow exhaust fumes to enter the space which is a safety hazard. Recommend a licensed HVAC contractor repair.

Pipes Plumbing Contractor

7 - Cooling

IN NI NP D
7.1 Cooling Equipment X X
7.2 Normal Operating Controls X
7.3 Distribution System X
7.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric
Distribution System: Configuration
Central, Split
Cooling Equipment: Brand
Bryant
Cooling Equipment: Location
Back of house
Normal Operating Controls: Thermostat location
hallway
Cooling Equipment: Age of unit (years)
18

A central air system can have an average life expectancy of 12-20 years, depending on care and maintenance. Proper maintenance can extend the life of the system, but there is no accurate way to pinpoint remaining life of the unit. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. I recommend regular annual maintenance by a licensed HVAC service company to extend the life of the unit.

When inspecting the cooling system, a home inspector shall: 

1) Inspect: i) Central cooling system, excluding electronic air filters and excluding determination of cooling supply adequacy or distribution balance and without operating central cooling equipment when weather conditions or other circumstances may cause damage to the cooling equipment; ii) Permanently installed hard-wired, through-wall individual cooling systems; and iii) Energy sources; and 2) Describe: i) Cooling equipment and distribution type; and ii) Energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.1.1 - Cooling Equipment

Insulation Missing or Damaged
At unit and in crawlspace

Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend a NJ licensed home improvement contractor make repair.

Fire HVAC Professional
Credit
Comment
7.1.2 - Cooling Equipment

Damaged condenser fins
At unit

Some of the fins on the condenser have bent/damaged areas. Based on age and condition of unit, recommend evaluation by a licensed HVAC contractor.

Fire HVAC Professional
Credit
Comment
7.1.3 - Cooling Equipment

Leaking condensate line
Utility closet in garage

The condensate line is leaking at the connection to the coil. Recommend a licensed NJ home improvement contractor repair.

Fire HVAC Professional

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
150 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Not present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, 240 volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Back family room
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Meter location
right, Exterior
Smoke Detectors: Not tested

The smoke alarms were not tested. Smoke alarms should be tested and certified by a fire inspector/official prior to settlement. They should also be tested by the owner on a regular basis to ensure operation. Recommend replacing batteries in battery operated or back-up units twice per year.

Carbon Monoxide Detectors: Not tested

Carbon monoxide detectors are not inspected for placement, or tested during a home inspection. This devices should be tested and certified by a fire official prior to settlement. They should also be tested by the owner on a regular basis. Recommend that batteries be replaced twice per year for safety.

When inspecting the electrical system, a home inspector shall:

1) Inspect: i) Service entrance system; ii) Main disconnects, main panel and sub panels, including interior components of main panel and sub panels; iii) Service grounding; iv) Wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems and low voltage wiring systems; v) Over-current protection devices and the compatibility of their ampacity with that of the connected wiring; vi) At least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of house; and vii) Ground fault circuit interrupters; and 2) Describe: i) Amperage and voltage rating of the service; ii) Location of main disconnect, main panels, and sub-panels; iii) Type of over-current protection devices; iv) Predominant type of wiring; v) Presence of knob and tube branch circuit wiring; and vi) Presence of solid conductor aluminum branch circuit wiring.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Breaker Knockout Missing

Knockout is missing on deadfront of the electric panel. This poses a safety hazard and it is recommended that the opening in the panel caused by the missing knockout be properly sealed by a NJ licensed electrician.

Electric Electrical Contractor
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity
Laundry closet

One receptacle tested as being wired with reverse polarity. This can create a potential shock hazard. Recommend NJ licensed electrician evaluate & repair.

Electric Electrical Contractor

9 - Plumbing

IN NI NP D
9.1 Drain, Waste, & Vent Systems X
9.2 Water Supply, Distribution Systems & Fixtures X X
9.3 Hot Water Systems, Controls, Flues & Vents X X
9.4 Fuel Storage & Distribution Systems X
9.5 Faucets, tubs and showers X X
9.6 Sump Pump X
Filters
None
Drain, Waste, & Vent Systems: Drain Size
4"
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural gas
Hot Water Systems, Controls, Flues & Vents: Tank or tankless
tank
Fuel Storage & Distribution Systems: Oil tank location
N/A
Water Source
Public
Water main shutoff location
Utility closet
Drain, Waste, & Vent Systems: Material
Iron
Hot Water Systems, Controls, Flues & Vents: Location
Utility closet
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford White
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter, Exterior
Drain, Waste, & Vent Systems: Main waste line

The house main waste line is only inspected on the house side where visible. The pipe between the home and the street/septic is not inspected, or visible at the time of the inspection. The client may wish to have this line camera scoped by a NJ licensed plumber prior to settlement.

Drain, Waste, & Vent Systems: Flex drain pipe(s)

Flexible drain connectors that don't have smooth interiors are prone to clogging. You may choose to have them replaced with smooth pipe and fittings for a better install.

Hot Water Systems, Controls, Flues & Vents: Age of water heater (years)
33

The average life expectancy of a water heater is about 10 to 12 years. That varies with the location and design of the unit, quality of installation, maintenance schedule and water quality. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. 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. 

Faucets, tubs and showers: Showers/tubs

All shower heads and tubs were operated at the time of the inspection.

Faucets, tubs and showers: Faucets

All faucets were operated at the time of the inspection.

Faucets, tubs and showers: Caulk/grout maintenance

Water leaks from bathtubs and showers are a common cause of damage behind walls, under floors, and in ceilings below bathrooms. Therefore, periodic maintenance of re-caulking and grouting of tub and shower areas is important and necessary. Areas which should be monitored and maintained include vertical corners, horizontal corners/grout lines between walls and tubs/shower pans, and at walls near floor areas. Also, along the floor at base of tub/shower, and around spout and control knobs are critical areas.

When inspecting the plumbing system, a home inspector shall: 

1) Inspect: i) Interior water supply and distribution systems including functional water flow and functional drainage, excluding wells, well pumps, well water sampling or water storage related equipment, determination of water supply quantity or quality and water conditioning systems and lawn irrigation systems; ii) All interior fixtures and faucets, excluding shut off valves, wells, well pumps, well water sampling and water storage related equipment; iii) Drain, waste and vent systems; iv) Domestic water heating systems, without operating safety valves or automatic safety controls, and excluding solar water heating systems; v) Combustion vent systems excluding interiors of flues and chimneys; vi) Fuel distribution systems; and vii) Drainage sumps, sump pumps and related piping; and

2) Describe: i) Predominant interior water supply and distribution piping materials; ii) Predominant drain, waste and vent piping materials; and iii) Water heating equipment including energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
9.2.1 - Water Supply, Distribution Systems & Fixtures

Loose toilet flange connection
Bathroom 3

The toilet connection to the floor flange is loose. This can lead to leaking water/sewage between toilet and floor. Recommend a NJ licensed plumber repair.

Pipes Plumbing Contractor
Credit
Comment
9.3.1 - Hot Water Systems, Controls, Flues & Vents

Missing TPR extension
Water heater

There is no pipe extension installed at the temperature/pressure relief valve to direct hot water to floor/pan. This is important as very hot water can flow from that valve and burn. Recommend a NJ licensed plumber repair. 

Pipes Plumbing Contractor
Credit
Comment
9.5.1 - Faucets, tubs and showers

Faulty spout diverter
Bathroom 2

The tub fill spout is leaking water while the shower is running. This is often caused by a faulty diverter, and can decrease the water pressure at showerhead. Recommend a NJ licensed plumber repair.

Pipes Plumbing Contractor
Credit
Comment
9.5.2 - Faucets, tubs and showers

Leaking valve
Laundry tub

The water valve is leaking under the sink. Recommend a NJ licensed plumber repair.

Pipes Plumbing Contractor

10 - Fireplace and solid fuel burning appliances

IN NI NP D
10.1 Vents, Flues & Chimneys X
10.2 Lintels X
10.3 Damper Doors X
10.4 Cleanout Doors & Frames X X
Type
Gas
Pilot was not lit

The gas pilot was not lit so operation of fireplace could not be verified. Recommend operation be verified prior to settlement.

Interior of chimneys were not inspected

The inside of the chimneys/flues is not part of a general home inspection. Recommend that a level 2 inspection be completed by a licensed chimney sweep so that the entire flue system can be inspected with a camera.

When inspecting fireplaces and solid fuel burning appliances, a home inspector shall:

1) Inspect: i) Fireplaces and solid fuel burning appliances, without testing draft characteristics, excluding fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and non-structural fireplace surrounds, combustion make-up air devices, or gravity fed and fan assisted heat distribution systems; and ii) Chimneys and combustion vents excluding interiors of flues and chimneys; and 2) Describe: i) Type of fireplaces and/or solid fuel burning appliances; ii) Energy source; and iii) Visible evidence of improper draft characteristics.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.4.1 - Cleanout Doors & Frames

Cleanout inaccessible
Outside of chimney

The exterior cleanout door is inaccessible. It is partially buried in dirt. Recommend door me made accessible.

Contractor Qualified Professional

11 - Attic, Insulation & Ventilation

IN NI NP D
11.1 Attic Insulation X X
11.2 Vapor Retarders (Crawlspace or Basement) X
11.3 Ventilation X
11.4 Exhaust Systems X
Dryer Power Source
220 Electric, Gas

There is a 220v receptacle and gas line in place near dryer area.

Dryer Vent
Metal
Flooring Insulation
None
Attic Insulation: Insulation Type
Batt, Fiberglass
Ventilation: Ventilation Type
Gable Vents, Thermostatically Controlled Fan
Exhaust Systems: Exhaust Fans
Fan Only, Fan with Light
Attic inspection access
Pull-down ladder, hatch
Attic inspection method
entered attic, From ladder at hatch

 Garage attic was inspected from ladder at hatch. Main attic was entered.

Attic flooring

There is plywood flooring installed in one or more areas of the attic. This limits our ability to inspect ceiling joist, insulation, wiring, ductwork, and anything else installed beneath plywood.

Vapor Retarders (Crawlspace or Basement) not present.

When inspecting the insulation components and ventilation system of a residential building, the home inspector shall: 1) Inspect: i) Insulation in unfinished spaces without disturbing insulation; ii) Ventilation of attics and crawlspaces; and iii) Mechanical ventilation systems; and 2) Describe: i) Insulation in unfinished spaces adjacent to heated areas; and ii) Evidence of inadequate attic and crawlspace ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
11.1.1 - Attic Insulation

Attic pull down
Hallway

The attic ladder does not lock out properly when open. Once weight is taken off the ladder it partially folds. This can make it unsafe when coming back down the ladder. Recommend a licensed NJ home improvement contractor repair/replace.

Hardhat General Contractor

12 - Built-in Appliances

IN NI NP D
12.1 Dishwasher X X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X X
12.4 Garbage Disposal X
12.5 Washer and dryer X
Refrigerator: Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Dishwasher: Brand
Frigidaire
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Refrigerator: Refrigerator not part of standard scope

The refrigerator is not part of the NJ home inspector standard scope. That said, if there is one present, the inspector may choose to check temperature and confirm operation.

Washer and dryer: No washer/dryer present

There was no washer or dryer present at the time of the inspection. This limits our ability to inspect plumbing connections and valves for leaks.

The inspector shall inspect: Household appliances limited to: (1) The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; (2) Dishwasher to determine water supply and drainage; and (3) Garbage disposer. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
12.1.1 - Dishwasher

Improperly Installed Drain Pipe
Under kitchen sink

Dishwasher drain pipe was installed improperly. There should be a "high loop" present to prevent potential backflow contamination of the dishwasher. Recommend a NJ licensed plumber evaluate and repair. 

Pipes Plumbing Contractor
Credit
Comment
12.3.1 - Range/Oven/Cooktop

Range Not Fastened
Range

Range was not fastened with anti-tip bracket. This poses a safety hazard, especially to children. Recommend a licensed NJ home improvement contractor secure range with manufacturer approved bracket so it can't tip forward. 

Wash Appliance Repair

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Floor X
13.3 Walls & Firewalls X X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X
Garage Door: Type
Sectional
Occupant Door (From garage to inside of home): Material
steel
Garage Door: Material
Metal, Insulated

The inspector shall inspect: A. walls. ceilings, and floor; B. Garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; C. Door leading to house. Inspector is not required to determine fire wall ratings.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.3.1 - Walls & Firewalls

Stains and deteriorating stud
Garage wall near window

There is a deteriorated stud in wall and several areas is sheathing that appear to be stained prior to wall being painted. All areas of the wall tested dry with moisture meter at the time of inspection. Recommend the stud be repaired/replaced by a licensed contractor. 

Hardhat General Contractor