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Thank you for choosing KC Property Experts. Please take the time to read through your report. It is ultimately up to you to interpret its findings and to act accordingly.

Orientation

For the sake of this inspection the front of the home will be considered as the portion of the home with the front door. Anything stated "left" or "right" will be as if you were facing the front door.

KC Property Experts makes every effort to perform all inspections in substantial compliance with the Standards of Practice of the International Association of Certified Home Inspectors (InterNACHI). NACHI.ORG/SOP. As such, we inspect the readily accessible, visually observable, installed systems and components of a home. While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen- such as within the wall structure, nor can we predict future conditions, or determine if latent or concealed defects are present.  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 Electrical, Plumbing, or Roofing contractor. The statements made in this report reflect the conditions as existing at the time of Inspection only and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. 

Notice to Third Parties: This report is the property of KC Property Experts and the Client named herein and is non-transferable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions.

The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Observations and Recommendations are organized into three categories. 

1) Minor/Maintenance Issues - : Primarily comprised of small cosmetic items and includes items or components that were found to be in need of routine or basic general maintenance to protect the life/functionality of the item or component. Also included in this section are items that were beginning to show signs of wear, but were still functional at the time of inspection. Typically, these items are considered to be a DIY/HANDYMAN issue.   

2) Recommendations Include items or components that were found to have a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal, repairs are recommended for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Qualified Licensed Professional and are not considered routine maintenance or DIY repairs.

3) Significant Defects and/or Safety Hazards Include items or components that were found to have significant defects and or pose an immediate threat to the safety of the occupants or property. These will typically fall into one of the following four categories: and should be addressed immediately by a Qualified Licensed Professional 

1. Significant defects. An example of this would be a structural failure like a broken roof rafter
2. Things that may lead to Significant defects, such as a small roof leak.
3. Things that may hinder your ability to finance, legally occupy, or insure the home such as a severely deteriorated foundation.
4. Safety hazards, such as a loose railing on a deck 

This is meant to be an Honest, Impartial, Third-Party assessment.  Oftentimes, in the mind of a buyer, minor items are given too much weight and significant items are under-appreciated.  That being said, I would be more than happy to discuss anything in more detail.  Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Inspection Details

General: In Attendance
Inspector(s), Client, Buyers Agent, WDO Inspector, Sewer Inspector
General: Occupancy
Occupied
General: Type of Building
Single Family
General: Weather Conditions
Cloudy, Recent Rain
General: Utilities
All Utilities On


General: What Really Matters In A Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure; 
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  4. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

General: 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.

General: Temperature (approximate)
72 Fahrenheit (F)
The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. If too warm, same goes for the furnace. Also, ideally we would like an indoor/outdoor temperature differential of 20 or more for best results on portions of an Infrared inspection.
General: REASONABLE EXPECTATIONS REGARDING A PROFESSIONAL HOME INSPECTION:

There may come a time when you discover something wrong with the house, and you may be upset or disappointed with your home inspection. There are some things we'd like you to keep in mind. Intermittent or concealed problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed. No clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem. We always miss some minor things: Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $1000 problems. These are the things that affect people's decisions to purchase. Contractor's advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs. "Last man in" theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "last man in" theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable. Most recent advice is best: There is more to the "last man in" theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "first man in" and consequently it is our advice that is often disbelieved. Why didn't we see it?: Contractors may say, "I can't believe you had this house inspected, and they didn't find this problem." There are several reasons for these apparent oversights: Conditions during inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed. This wisdom of hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2" of water on the floor. Predicting the problem is a different story. A long look; If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more. We're generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc. An invasive look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests. Not insurance: In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

Reprinted from ASHI Reporter, By Permission of Alan Carson, Carson Dunlop & Assoc.

General: Report

Inspector reserves the right to modify the Property Inspection Report for a period of time that shall not exceed forty eight (48) hours after the Property Inspection Report has first been delivered to Client. 

General: Idealistic Vs Realistic

Inspectors are looking for issues or situations where potential issues may arise in a property. Over time the building industry has developed new techniques and technologies to make properties better, safer and to last longer. As inspectors we want to provide you with the best information possible based on the most current understanding and knowledge available. 

Issues we call out in this inspection may reflect some of this knowledge. For example...

GFCI outlets did not exist in the 1950s, but we will document their absence during an inspection. GFCI outlets are a safety feature and it is recommended for them to be installed in the proper locations. 

Inspections are inherently idealistic and that sometimes causes confusion because there is what is realistic. What we mean by realistic is that not every home is constantly being updated at all times to keep current.  

As inspectors it is our goal to provide you with the latest information. We do not distinguish between todays standards versus what was acceptable at the time the home was built . We are happy to discuss issues noted in the report to help shed light on these types of issues or refer you to someone who can. 

We highly recommend reviewing the entire report before making any decisions and to do further due diligence (for example... contacting an electrician to discuss cost of installing GFCI outlets) and discussing with your real estate agent and/or trusted person(s).

General: Detached Garage/Building/Shed/Structure Not Inspected
General: Possible Asbestos and/or Lead Base Paint

Any home built prior to 1978 may contain asbestos or lead base paint. It is recommended that a qualified specialist be contacted to inspect and test for these items. Asbestos and lead base paint inspection services were not included as part of this home inspection. 

General: Recommended Inspection Services

Whole Home Inspection does not cover Radon Testing, Termite Inspection, Sewer Camera Inspection or Mold Inspection. These are ancillary services and must be added on. If you have not chosen to do a radon test, it is recommended to do so. The EPA sees Radon gas as a possible health risk. There is no way to know what the levels of the home are without a test. Here is a link to the EPAs website regarding Radon for further information https://www.epa.gov/radon. 

We highly recommend mold inspections because mold is probably the #1 thing that goes undetected in a real estate transaction. Mold detection requires a totally different area of expertise. The whole house inspector is checking electrical, plumbing, mechanical & such. They are not looking for mold. If they see something that may be mold growth they will mention it but even then they will recommend that you have a professional mold assessor come out. The mold inspector will check the entire house from the basement to the attic strictly looking for mold, then they will bring through the mold detection dog, and walk him through every room in the house. You will get a written report that list all the findings and if there is professional treatment required they will also give you a bid for that so that you can negotiate with the seller. 

 Sewer camera inspections are always recommended no matter the age of the home during the home inspection period. There is no way to know the condition of the main line from the house to the city sewer connections without it. Many issues can go undetected for long periods of time. Running water during a home inspection can not and does not stress the system under its normal use. Sewer line repairs can be very expensive and sewage backups can cause damage to the home and/or its contents, finishes and structure. 

Please note that if you have not scheduled a termite inspection that one is recommended. Most lenders require a WDI (Wood Destroying Insect) Inspection be completed, please be sure to check with them before skipping this. Termites and other Wood Destroying Insects will not be inspected for if it has not been added. Wood destroying insects can go undetected for long periods of time and cause significant structural issues which can be very expensive to repair. 

If the home has a septic tank or septic system, you will need to contact the local authorities of that property. Typically they will be the ones (or an approved vendor) to inspect it. They may require one be done as part of the real estate transaction process. If one is not completed, they may charge you later and still require a septic inspection to be done. Any issues found at that time would be past the due diligence period, requiring you to pay for any repairs needed. Septic repairs can be very costly. 

General: Home Inspection Report Is Not An Exhaustive List Of All Repairs

This is a visual only (non destructive) inspection. Issues noted in the report are a sampling of what was observed at the time of inspection. To obtain an exhaustive list of all issues, qualified professionals for each trade in regards to home construction, repair, etc will need to be contacted. 

2 - Roof

Coverings: Inspection Method
Walked the Roof
Coverings: Approximate Age In Years (Visual Only)
0-5
Gutters / Roof Drainage Systems: Gutter Material
Steel
Coverings: Material
Asphalt
HOMEOWNERS 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.

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.

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

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.

General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Coverings: 3-Tab

The roof was covered with 3-tab fiberglass composition asphalt shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules.

Flashings: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

Ventilation: Ventilation Type
Box/Turtle Vents, Gable Vents
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.

Underlayment: Disclaimer- Completely Hidden

The underlayment was hidden beneath the roof-covering material. It was not inspected and the Inspector disclaims responsibility for evaluating its condition or confirming its presence.

Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Credit
Comment
2.3.1 - Flashings

Fasteners Not Sealed

Potential for moisture intrusion. 

Contractor Qualified Professional
Credit
Comment
2.4.1 - Roof Penetrations

Inverted Boot

Possible water entry

Contractor Qualified Professional
Credit
Comment
2.6.1 - Gutters / Roof Drainage Systems

Rust

Possible leaks. Possible water damage to contents, finishes and or structure. 

Roof Roofing Professional
Credit
Comment
2.6.2 - Gutters / Roof Drainage Systems

Roofing overhang too far

Contractor Qualified Professional
Credit
Comment
2.7.1 - Flue Gas Vent Pipe(s)

Rust and/or damaged

Contractor Qualified Professional

3 - Attic

Inspection Method
Limited Access
Attic Access Type
Pull down Stairs
Attic Access Location
Hallway
Attic Insulation: Insulation Depth
0-5 inches
Attic Insulation: Insulation Material
Fiberglass, Batt
Roof & Ceiling Structure (attic): Inspection Method
Entered With Limited Access
Roof & Ceiling Structure (attic): Material
Conventional Rafter Framing
Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Credit
Comment
3.2.1 - Attic Pull Down Stairs

Missing pull down string

Contractor Qualified Professional
Credit
Comment
3.3.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate.  To maximize savings on heating and cooling costs, insulation levels should comply with local energy codes.  Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
Credit
Comment
3.4.1 - Roof & Ceiling Structure (attic)

Sagging

Areas of the roof and or ceiling structure appeared to be sagging indicating sheathing or rafter deficiencies. Recommend a qualified roofing contractor evaluate and repair.

Hammer Carpentry Contractor
Credit
Comment
3.4.2 - Roof & Ceiling Structure (attic)

Possible biological growth

Possible structural movement and or damage. Possible health hazard. 

Hardhat Mold Inspector
Credit
Comment
3.4.3 - Roof & Ceiling Structure (attic)

Structural Modifications Made To Home

Recommended to request disclosure and further due diligence in regards to permits and structural engineering designs and report. 

House construction Structural Engineer
Credit
Comment
3.5.1 - Ventilation

Flap stuck open

Possible pests entering the home 

Tools Handyman/DIY
Credit
Comment
3.7.1 - Exhaust Systems

Bathroom Vents Into Attic

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend a qualified attic contractor property install exhaust fan to terminate to the exterior.
Contractor Qualified Professional

4 - Structure, Basement, Foundation, Crawlspace

Foundation, Basement, Crawlspace: Inspection Method
Visual
Foundation, Basement, Crawlspace: Material
Concrete
Foundation, Basement, Crawlspace: Type
Full Basement
Foundation, Basement, Crawlspace: Floor Type
Concrete
Overhead Floor Structure: Material
Standard wood joists
Overhead Floor Structure: Location To Access To View
Basement
Flooring Insulation: Insulation Type
None
Sump Pump: Present
Yes
Sump Pump: Location
Basement
Sump Pump: Operational?
Yes
HOMEOWNERS RESPONSIBILITY

One of the most common problems in a house is a wet basement, crawlspace or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It 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.

Overhead Floor Structure: Floor Structure

The overall floor structure of the home can only be seen and evaluated if the structure is visible. ex; unfinished basement ceiling. The general home inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.

Structure: Wall Structure

The exterior wall structure was not visible to inspect. The general home inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.

Credit
Comment
4.1.1 - Foundation, Basement, Crawlspace

Foundation Cracks
Multiple locations

Cracking was noted at the foundation. 

Here is an informational article on foundation cracks. Recommend further evaluation by a qualified professional.

House construction Structural Engineer
Credit
Comment
4.1.2 - Foundation, Basement, Crawlspace

Concrete Floor Cracks - Moderate

Contractor Qualified Professional
Credit
Comment
4.1.3 - Foundation, Basement, Crawlspace

Evidence of Water Intrusion

Water intrusion was evident on the surface of the floor slab or in the basement/crawlspace. This can compromise the soil's ability to stabilize the structure and could cause damage. Recommend a qualified contractor identify the source of moisture and remedy. 

Contractor Qualified Professional
Credit
Comment
4.2.1 - Overhead Floor Structure

Evidence of Water Intrusion

There were signs of water intrusion in the underlying floor structure. Recommend identifying source of moisture and repairing. 

Contractor Qualified Professional
Credit
Comment
4.2.2 - Overhead Floor Structure

Insect/Termite damage

Possible structural movement and or damage.

Contractor Qualified Professional
Credit
Comment
4.2.3 - Overhead Floor Structure

Notches and/or holes

Possible structural movement/damage

Contractor Qualified Professional
Credit
Comment
4.2.4 - Overhead Floor Structure

Improper prior repairs and/or additional support

Possible structural movement and/or damage. 

Contractor Qualified Professional
Credit
Comment
4.2.5 - Overhead Floor Structure

Prior repairs and/or additional support

Contractor Qualified Professional
Credit
Comment
4.4.1 - Sump Pump

Missing cover

Contractor Qualified Professional

5 - Electrical

Service Entrance : Service Box (Meter Can) Capacity
200 Amp
Service Entrance : Service/Main Disconnect Location
Inside
Service Entrance : Service/Main Disconnect Type
Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Distribution Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance : Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
HOMEOWNERS 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.

GFCI & AFCI: AFCI (Arc Fault Circuit Interrupter)

An arc-fault circuit interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electrical arc in the circuit it protects to prevent electrical fires.

GFCI & AFCI: GFCI (Ground Fault Circuit Interrupter)

A ground-fault circuit interrupter (GFCI) is the only protection device designed to protect people against electric shock from an electrical system.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.

Credit
Comment
5.1.1 - Service Entrance

Vegetation (and/or Tree) Clearance

The overhead service-drop conductors had inadequate clearance from vegetation. 

Contractor Qualified Professional
Credit
Comment
5.3.1 - Branch Wiring, Circuits, Breakers & Fuses

Abandoned wiring - Live

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

Light Inoperable

Light fixture did not respond to the switch.  The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture.  If bulb replacement does not correct the issue, this condition may represent a potential fire hazard and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor.

Tools Handyman/DIY
Credit
Comment
5.4.2 - Lighting Fixtures, Switches & Receptacles

Cover Plates Damaged and/or Loose

One or more receptacles have a damaged cover plate. Recommend replacement.
Tools Handyman/DIY
Credit
Comment
5.5.1 - GFCI & AFCI

No GFCI Protection Installed

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Electric Electrical Contractor

6 - Cooling

Cooling Equipment: Configuration
Central
Cooling Equipment: Approximate age
1
Cooling Equipment: Type of free-on
R-410A
Cooling Equipment: Size (Tons)
2.5
Cooling Equipment: Thermostat Location
Wall Mounted
Cooling Equipment: Average life expectancy is 12-15 years
Thermal Image(s)
AC unit operated?
Yes
Cooling Equipment: Brand
Goodman
Cooling Equipment: Data Plate Photo(s)
Disclaimer

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

HOMEOWNERS 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.

Distribution System (Ducts): Disclaimer

A representative sample of the visible heating and cooling distribution components (duct work) were inspected. Full inspection of all  duct work is not possible in areas/rooms where there are finished walls, ceilings and floors. Video inspection of duct work is not part of a general home inspection and should be completed if desired by a qualified HVAC contractor who provides such inspections.

Cooling Equipment: Low Temperature

Operating the AC unit when then the temperature has been below 65 degrees Fahrenheit for the previous 24 hours may cause damage the unit and the unit will not be tested (unless the AC unit was already being used upon arrival of the inspection). If the previously mentioned stated conditions existed during the inspection, it is recommended that you consult your real estate about getting a cold weather addendum if they have not already done so. 

Credit
Comment
6.1.1 - Cooling Equipment

Air Flow Restricted

Air flow to the air conditioner condenser was restricted. This may result in inefficient operation. Recommend cleaning dirt and/or debris from unit.
Fire HVAC Professional

7 - Heating

Average life expectancy for high efficiency units is 15-20 years and conventional units is 18-25 years.
Furnace operated?
Yes
Equipment: Approximate age
1
Equipment: Energy Source
Natural Gas
Equipment: Effeciency
High
Equipment: Heating Method
Forced Air
Equipment: Thermostat Location
Wall Mounted
Thermal Image(s)
Equipment: Data Plate Photo(s)
Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat;

- proper location;

- proper system configuration;

- component condition

- exterior cabinet condition;

- fuel supply configuration and condition;

- combustion exhaust venting;

- air distribution components;

- proper condensation discharge; and

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

HOMEOWNERS 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. 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.

Equipment: Brand
Goodman
Distribution Systems (Ducts): Disclaimer

A representative sample of the visible heating distribution components (duct work) were inspected. Full inspection of all  duct work is not possible in areas/rooms where there are finished walls, ceilings and floors. Video inspection of duct work is not part of a general home inspection and should be completed if desired by a qualified HVAC contractor who provides such inspections.

No carbon monoxide test perfromed

This is a visual only inspection of the furnace and other combustible gas components in the home. For further evaluation on carbon monoxide levels it is recommended to consult a qualified professional for further testing and evaluation. 

Credit
Comment
7.1.1 - Equipment

Condensate system leak

Fire HVAC Professional
Credit
Comment
7.3.1 - Vents, Flues & Chimneys

Abandoned flue - Improperly Sealed

Potential for water and/or pests entering home. 

Contractor Qualified Professional

8 - Plumbing

Water Source
Not Determined
Water pressure (typical pressure is between 40-80 PSI)
All present sinks, showers, tubs (fixtures) operated?
Yes
Main Water Shut-off Device: Supply Piping Material
Copper
Supply, Distribution & Fixtures: Distribution Piping Material
Pex
Waste & Vent Systems: Material
Iron, PVC
Waste & Vent Systems: Sewage System Type
Unknown (Not Determined)
Water Heater (Hot Water Source): Approximate age
New
Water Heater (Hot Water Source): Fuel
Gas
Water Heater (Hot Water Source): Location
Basement
Water Heater (Hot Water Source): Tank Capacity
40
Water Heater (Hot Water Source): Average life expectancy is 8-12 years.
(Gas Piping) Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
(Gas Piping) Fuel Storage & Distribution Systems: Gas Pipe Type
Black Iron Pipe
(Gas Piping) Fuel Storage & Distribution Systems: Gas Type
Natural Gas
Thermal Image(s)

Ideal water temperature should be set between 120-130F. 

Main Water Shut-off Device: Location
Basement
Waste & Vent Systems: Main Clean Out Location
Basement
Water Heater (Hot Water Source): Data Plate Photo(s)
General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes;

- drain, waste and vent (DWV) system;

- water heater (type, condition and operation);

- sewage disposal system (designation as public or private);

- gas system; and

- sump pump (confirmation of installation/operation).

HOMEOWNERS 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 Heater (Hot Water Source): Manufacturer
Rheem

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

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

Water Heater (Hot Water Source): Gas Water Heater

This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.  Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.

Hot tubs, pools and spas not inspected (out of scope for inspection)
Water pressure verified visually only. No pressure gauage test was performed.
Sprinkler system not inspected/tested/operated

Sprinkler systems will need to be inspected and/or tested by a qualified specialist.

Credit
Comment
8.1.1 - Main Water Shut-off Device

Corrosion

Water main shut-off shows signs of corrosion. Recommend a qualified plumber evaluate.

Pipes Plumbing Contractor
Credit
Comment
8.2.1 - Supply, Distribution & Fixtures

Tub/Shower Diverter

Tub diverter for shower does not fully close.

Contractor Qualified Professional
Credit
Comment
8.3.1 - Waste & Vent Systems

Improper Cap

An improper capping was observed at a drain, waste or vent pipe. Recommend a qualified plumber evaluate and repair.

Pipes Plumbing Contractor
Credit
Comment
8.4.1 - Water Heater (Hot Water Source)

Improper TPR Valve Discharge Pipe

At time of inspection inspector observed an improper TPR Valve Discharge Pipe. 

It is critical that discharge pipes meet the following requirements,

  1. be constructed of an approved material, such as CPVC, copper, polyethylene, galvanized steel, polypropylene, or stainless steel. PVC and other non-approved plastics should not be used since they can easily melt.
  2. not be smaller than the diameter of the outlet of the valve it serves (usually no smaller than 3/4").
  3. not reduce in size from the valve to the air gap (point of discharge).
  4. be as short and as straight as possible so as to avoid undue stress on the valve.
  5. be installed so as to drain by flow of gravity.
  6. not be trapped, since standing water may become contaminated and backflow into the potable water.
  7. discharge to a floor drain, to an indirect waste receptor, or to the outdoors. 
  8. not be directly connected to the drainage system to prevent backflow of potentially contaminating the potable water.
  9. discharge through a visible air gap in the same room as the water-heating appliance.
  10. be first piped to an indirect waste receptor such as a bucket through an air gap located in a heated area when discharging to the outdoors in areas subject to freezing, since freezing water could block the pipe.
  11. not terminate more than 6 inches (152 mm) above the floor or waste receptor.
  12. discharge in a manner that could not cause scalding.
  13. discharge in a manner that could not cause structural or property damage.
  14. discharge to a termination point that is readily observable by occupants, because discharge indicates that something is wrong, and to prevent unobserved termination capping.
  15. be piped independently of other equipment drains, water heater pans, or relief valve discharge piping to the point of discharge.
  16. not have valves anywhere.
  17. not have tee fittings.
  18. not have a threaded connection at the end of the pipe so as to avoid capping.
Pipes Plumbing Contractor
Credit
Comment
8.5.1 - (Gas Piping) Fuel Storage & Distribution Systems

CSST/Flex gas line Not Bonded

At time of inspection, bonding could not be determined at the CSST (Corrugated Stainless Steel Tubing) gas supply lines. This is a potential safety hazard during lightning strikes. 

Contractor Qualified Professional

9 - Exterior

Siding, Flashing & Trim: Exterior Wall Covering Material
Asbestos
Steps & Stoops: Concrete
Inspection Method
Visual, From Ground

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

HOMEOWNERS RESPONSIBILITIES

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
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.
Credit
Comment
9.1.1 - Gutters / Roof Drainage Systems

Downspouts Drain Near House

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/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 4-6 feet from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house.

Tools Handyman/DIY
Credit
Comment
9.1.2 - Gutters / Roof Drainage Systems

Downspouts Missing

Home was missing downspouts in one or more areas.This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor install downspoutextensions thatdrain at least 6 feet from the foundation.

Roof Roofing Professional
Credit
Comment
9.1.3 - Gutters / Roof Drainage Systems

Rust

Possible leaks. Possible water damage to contents, finishes and or structure. 

Roof Roofing Professional
Credit
Comment
9.1.4 - Gutters / Roof Drainage Systems

Evidence of leakage

Gutter cleaning icon Gutter Contractor
Credit
Comment
9.3.1 - Walkways

Walkway Cracking/Settling - Moderate

Moderate cracking and or settling was observed at the time of inspection. Recommend concrete contractor evaluate and correct to prevent trip hazards, further settling, functionality & preserve appearance.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
9.6.1 - Siding, Flashing & Trim

Ground Clearance / Too close to grade

Inadequate clearance between siding and ground. Recommend a minimum clearance of 4 inches from siding to soil and 2 inches from concrete. Siding/Veneer in contact with the soil/concrete is a serious concern because that condition can provide direct access for wood destroying insects, cause damage to materials, and moisture intrusion.

Yard scissors Landscaping Contractor
Credit
Comment
9.6.2 - Siding, Flashing & Trim

Wood rot / Damaged/ Disrepair

Possible water damage to contents, finishes and/or structure. 

Contractor Qualified Professional
Credit
Comment
9.6.3 - Siding, Flashing & Trim

Spray foam used as sealant

Possible water damage to contents, finishes and or structure. 

Contractor Qualified Professional
Credit
Comment
9.7.1 - Eaves, Soffits & Fascia

Sealant Needed

One or more areas of the soffit, fascia, trim were in need of sealant. recommend sealing these areas to prevent moisture intrusion and potential rot.

Paint roller Painting Contractor
Credit
Comment
9.8.1 - Decks, Balconies, Porches & Steps

Wood and soil in direct contact

Shortened life expectancy and/or pests entering the home. 

Mag glass Monitor
Credit
Comment
9.8.2 - Decks, Balconies, Porches & Steps

No handrail

Potential fall hazard 

Contractor Qualified Professional
Credit
Comment
9.10.1 - Grading and Drainage

Improper slope and/or Negative Grading
Throughout

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

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
Credit
Comment
9.16.1 - Crawlspace Entrance

Fall hazard

Contractor Qualified Professional

10 - Interior

Air Quality: Odor
Normal
Doors: Type/Style
Hinged
Exhaust Fans: Exhaust Fans- Bath
Fan with Light
Carbon Monoxide Detectors: Carbon Monoxide

Carbon monoxide (CO) is a colorless, odorless, poisonous gas that forms from incomplete combustion of fuels, such as natural or liquefied petroleum gas, oil, wood or coal.

Smoke Detectors: Replace Smoke Alarm Batteries

All smoke alarm batteries should be replaced twice a year. Recommend replacing all batteries upon moving in to the home to be sure the are new and functional.

Smoke Detectors: Inaccessible
Tiled Areas: Tile Maintenance

All tile and grout require general yearly maintenance. It is recommended to check and seal all grout joints especially in wet locations ie; showers, baths, counter tops. Sealing grout helps to keep grout stain resistant and repel water.

Credit
Comment
10.7.1 - Exhaust Fans

Dryer vent tubing not smooth wall material

Possible build up flammable lent. 

Wrenches Handyman
Credit
Comment
10.10.1 - Trim

Trim Missing

Trim was missing.  The Inspector recommends that replacement trim be installed by a qualified contractor.

Hammer Carpentry Contractor
Credit
Comment
10.10.2 - Trim

Trim Loose

At time of inspection, one or more areas of trim were observed to be loose/not attached. 

Tools Handyman/DIY

11 - Garage

Garage Door Opener: Number of Openers
1
Garage Door Opener: Operation Method
Automatic (motorized), Manual (by hand)
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure;

- floor, wall and ceiling surfaces;

- operation of all accessible conventional doors and door hardware;

- overhead door condition and operation including manual and automatic safety component operation and switch placement;

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;

- interior and exterior lighting;

- stairs and stairways

- proper firewall separation from living space; and

- proper floor drainage

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition;

- mounting brackets;

- automatic opener;

- automatic reverse;

- photo sensor;

- switch placement;

- track & rollers; and

- manual disconnect.

Walls & Firewalls: Firewall Unknown

At time of inspection garage walls were finished with drywall. Inspector was unable to determine the thickness of the drywall. 

Credit
Comment
11.1.1 - Ceiling

Possible biological growth

Hardhat Mold Inspector
Credit
Comment
11.2.1 - Floor

Cracking

Cracking visible in the garage floor. I recommend a qualified professional evaluate and repair as needed. 

Gardening shovel tool shape Concrete Contractor
Credit
Comment
11.3.1 - Walls & Firewalls

Termite Damage

Contractor Qualified Professional
Credit
Comment
11.4.1 - Garage Door

Evidence of Moisture

At time of inspection garage doors were observed to have moisture damage. Although still functioning properly recommend painting the exterior of the doors to prolong the life of the doors.

Mag glass Monitor
Credit
Comment
11.4.2 - Garage Door

Safety Cables Missing

Possible physical injury 

Garage Garage Door Contractor
Credit
Comment
11.4.3 - Garage Door

Bottom of door does not seal

Possible water/pest(s) entry. 

Contractor Qualified Professional
Credit
Comment
11.5.1 - Garage Door Opener

Photoelectric eyes not installed

Possible physical injury and or damage to property. 

Contractor Qualified Professional
Credit
Comment
11.7.1 - Exterior Man Door

Lock inoperable

Potential safety hazard 

Contractor Qualified Professional

12 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Dishwasher: Operated?
Yes
Cooktop: Operated?
Yes
Oven: Oven Type
Range
Oven: Operated?
Yes
Garbage Disposal: Operated?
Yes
Exhaust Fan: Operated?
Yes
Exhaust Fan: Exhaust Fan Type
Re-circulate
Built-in Microwave: Operated?
Yes
Built-in Microwave: Microwave Type
Door
Dishwasher: Brand
Samsung
Cooktop: Cooktop Brand
Samsung
Oven: Oven Brand
Samsung
Oven: Data tag
Built-in Microwave: Microwave Brand
Samsung
Built-in Microwave: Data Tag
Garbage Disposal: Disposal OK

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the garbage disposal.

Washer, Dryer And Fridge Are Not Included In The Inspection
Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake features. You should ask the seller about the functionality of any other features.