inspector
Adam Pontier
Certified Master Inspector, InterNachi Certified...
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Summary
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Inspection Details
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Roof
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Cooling
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Heating
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Structure
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Plumbing
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Electrical
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Filtered ViewRemove filter
1
Minor/maintenance item
14
Moderate item
17
Significant and/or safety concern
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 inspects 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, General Contractor
General:
Occupancy
Vacant
General:
Type of Building
Commercial
General:
Weather Conditions
Clear
General:
Utilities
Water Off
General:
Temperature (approximate)
78
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:
Possible Asbestos and/or Lead Base Paint
Any building 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 inspection.
General:
Sewer Scope, Mold, Wood Destroying Insects, Septic, Radon
A 5 Point 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. ($100)
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 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 building 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. ($200)
Sewer camera inspections are always recommended no matter the age of the building during the inspection period. There is no way to know the condition of the main line from the building to the city sewer connections without it. Many issues can go undetected for long periods of time. Running water during an 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 building and/or its contents, finishes and structure. ($175)
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. ($75)
If the building 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.
$
Credit
Comment
+ 18 more
Disrepair
Pictures and/or videos noted in this recommendation are not an exhaustive list of issues present. The inspector at their discretion has provided this for you to see the general condition of the property. It is recommended to contact qualified professional contractors to evaluate the property for a full scope of repairs and pricing to make the property habitable.
Qualified Professional
$
Credit
Comment
Evidence of Termites
Pest Control Pro
2 - Roof
Inspection Method
Walked the Roof
Coverings:
Approximate Age (Visual Only)
20+ Years
Coverings:
Material
Asphalt, Roll roofing
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:
Dimensional
The roof was covered with laminated fiberglass composition asphalt shingles. Laminated shingles are composed of multiple layers bonded together. Laminated shingles are also called "architectural" or "laminated" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.
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).
Limited scope to roofing material
Items noted in this section may be considered issues that could impact areas of the building in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
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.
$
Credit
Comment
+ 3 more
Damaged (General)
Roof coverings showed damage. Recommend a qualified roofing professional evaluate and repair.
Roofing Professional
$
Credit
Comment
Granular Erosion
At the time of inspection, one or more areas of the roofs shingles showed signs of granular erosion. This is primarily caused by weather conditions and the natural aging process of the roof. Recommend further evaluation by a qualified roofing contractor.
Roofing Professional
$
Credit
Comment
Improper Installation
Flashing was installed improperly. This condition may increase the chance of leakage with the potential for damage to cause damage from wood decay, damage home materials, or create unhealthy conditions by encouraging microbial growth such as mold. The Inspector recommends correction by a qualified roofing contractor.
Roofing Professional
$
Credit
Comment
Sealant dependent
Qualified Professional
3 - Cooling
Cooling Equipment:
Approximate age in years
19, 2
Cooling Equipment:
Type of free-on
R-22, R-410A
Cooling Equipment:
Average life expectancy is 12-15 years
Distribution System:
Configuration
Central
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.
Cooling Equipment:
Brand
Goodman, Lennox
Cooling Equipment:
Data Plate Photo(s)
Distribution System:
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.
Limited scope to AC unit only
Items noted in this section may be considered issues that could impact areas of the building in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
Cooling Equipment:
Low Temperature
The A/C unit was not tested due to low outdoor temperature. Operating the unit when then the temperature has been below 65 degrees Fahrenheit for the previous 24 hours may cause damage the unit. It is recommended that you consult your real estate about getting a cold weather addendum if they have not already done so.
$
Credit
Comment
Damaged/Bent Condenser Fins
At time of inspection the condenser fins were damaged and bent. This restricts the incoming air and and can damage the compressor. Recommend repair by qualified HVAC contractor.
HVAC Professional
$
Credit
Comment
Near End of Life
Air conditioner unit showed normal signs of wear and tear but is near the end of its useful life. Most AC units have a life expectancy of 12-15 years. Recommend monitoring it's effectiveness and replacing in the near future.
Qualified Professional
$
Credit
Comment
Unusually Noisy
Compressor started and operated but unit was unusually noisy. Recommend licensed HVAC contractor evaluate.
HVAC Professional
$
Credit
Comment
R22 Free-on obsolete
R22 free-on is no longer being manufactured. The cost of R22 free-on is rising. When upgrading AC unit to R410-A free-on, the a-coil must be replaced (adding additional cost when replacing the AC unit).
Qualified Professional
$
Credit
Comment
Inoperable
HVAC Professional
$
Credit
Comment
Ducts Dented
There is denting in one or more areas of ductwork. This does not appear to affect air flow. Recommend licensed HVAC contractor repair.
HVAC Professional
$
Credit
Comment
No airflow
HVAC Professional
4 - Heating
Average life expectancy for high efficiency units is 15-20 years and conventional units is 18-25 years.
Equipment:
Approximate age
2
Equipment:
Energy Source
Natural Gas
Equipment:
Effeciency
Conventional
Equipment:
Brand
Lennox
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.
Limited scope to funrnace unit only
Items noted in this section may be considered issues that could impact areas of the building in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
$
Credit
Comment
Inoperable
HVAC Professional
5 - Structure
Foundation & Basement:
Inspection Method
Visual
Foundation & Basement:
Material
Concrete
Foundation & Basement:
Type
Partial Basement, Walkout
Overhead Floor Structure:
Material
Standard wood joists
Roof & Ceiling Structure (attic):
Material
Unknown
Roof & Ceiling Structure (attic):
Inspection Method
No Access
Limited scope to foundation
Items noted in this section may be considered issues that could impact areas of the building in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
Foundation & Basement:
Limited Visibility
At time of inspection, the building was occupied and fully furnished. The condition of the foundation/basement structure was not able to be fully inspected
Foundation & Basement:
Finished basement
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.
Wall Structure:
Wall Structure
The exterior wall structure was not visible to inspect. The general inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.
$
Credit
Comment
Heaving/Settling
The floor slab shows movement/settling due to soil movement. This can compromise the structural integrity of the home. Recommend a qualified structural engineer evaluate and advise on how to remedy.
Structural Engineer
$
Credit
Comment
Evidence of Water Intrusion
Multiple locations Throughout
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.
Qualified Professional
$
Credit
Comment
+ 2 more
Biological Growth
Mold Inspector
$
Credit
Comment
Notches and/or holes
Weakened structure. Possible structural movement.
Qualified Professional
$
Credit
Comment
Sagging
Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofing contractor evaluate and repair.
Roofing Professional
$
Credit
Comment
Thin/Soft Sheating
Multiple locations
Roof sheathing appears to be soft/thin in certain areas. This can be from decay in the underlying wood panels & structure. Recommend further examination by a qualified roofer.
Roofing Professional
6 - Plumbing
Water Source
Not Determined
Water Supply, Distribution Systems & Fixtures:
Supply Piping Material
Galvanized
Water Supply, Distribution Systems & Fixtures:
Distribution Piping Material
CPVC
Sewage & Drain, Waste, & Vent (DWV) Systems:
Sewage System Type
Unknown (Not Determined)
Water Heater:
Approximate age
23
Water Heater:
Fuel
Electric
Water Heater:
Location
Basement
Water Heater:
Tank Capacity
40
Water Heater:
Average life expectancy is 8-12 years.
Main Water Shut-off Device:
Location
Basement
Sewage & Drain, Waste, & Vent (DWV) Systems:
Material
Iron
Water Heater:
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).
Water Heater:
Manufacturer
True Value
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.
Water Heater:
Electric Water Heater
This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.
Limited scope to water heater unit and main shut off valve
Items noted in this section may be considered issues that could impact areas of the building in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
Insufficient Utilities
Water off
Sewage & Drain, Waste, & Vent (DWV) Systems:
Most DWV Pipes Not Visible
Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.
$
Credit
Comment
Corrosion
Possible water damage to contents, finishes and/or structure.
Qualified Professional
$
Credit
Comment
Galvanized pipe
Loss of and/or inadequate water pressure.
Plumbing Contractor
$
Credit
Comment
Corrosion
Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement.
Plumbing Contractor
$
Credit
Comment
Near End of Life
Water heater showed normal signs of wear and tear but is . Recommend monitoring it's effectiveness and replacing in the near future.
Monitor
$
Credit
Comment
No Expansion Tank
No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Plumbing Contractor
$
Credit
Comment
TPR Discharge Pipe Not Present
Qualified Professional
$
Credit
Comment
No water shut off valve
Qualified Professional
7 - Electrical
Service Entrance Conductors:
Service/Main Disconnect Location
Inside
Main & Subpanels, Service & Grounding, Main Overcurrent Device:
Distribution Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device:
Panel Type
Circuit Breaker
Branch Wiring, Circuits, Breakers & Fuses:
Branch Wire 15 and 20 AMP
Copper
Service Entrance Conductors:
Electrical Service Conductors
Overhead
Service Entrance Conductors:
Service/Main Disconnect Type
Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device:
Main Panel Location
Basement
Limited scope to main service entrance and main distribution panel
Items noted in this section may be considered issues that could impact areas of the home in the limited scope inspection areas. Items noted here are a courtesy and/or for further explanation. Not all issues or defects for this area of the report will be noted and this report must not be considered as a full inspection.
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
Abandoned
Electrical Contractor
$
Credit
Comment
Dead Front (panel cover)
Dead Front was missing attachment screws to securely fasten to the panel. Recommend installing all screws.
DIY
$
Credit
Comment
Double taps
Multiple locations
Double-Tapping is when there are two or more conductors terminating under one screw/lug that was only meant for one conductor. This can lead to arcing and overheating of the conductors. Recommend evaluation by qualified electrician.
Qualified Professional
$
Credit
Comment
Sharp tip screws
Electric shock / fire hazard
Qualified Professional
$
Credit
Comment
Damaged conduit and or sheathing
Possible safety hazard
Qualified Professional