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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 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, Owner
General: Occupancy
Occupied, Vacant
General: Type of Building
Commercial
General: Weather Conditions
Clear
General: Utilities
All Utilities On


General: Temperature (approximate)
80 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: Detached Garage/Building/Shed/Structure Not Inspected
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. 

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1.1.1 - General

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.

Contractor Qualified Professional
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1.1.2 - General

Evidence of Termites

Pest control Pest Control Pro
$
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Comment
1.1.3 - General

Possible Mold

Contractor Qualified Professional

2 - Roof

Inspection Method
Walked the Roof
Coverings: Flat Roof
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: Material
Coated Roll Roofing, TPO
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).

Chimney (Fireplace): Flue inspection disclaimer

Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, the inspector recommends that before the expiration of your Inspection Objection Deadline you have the flue inspected by a specialist.

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.

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2.1.1 - Coverings

Damaged (General)

Roof coverings showed damage. Recommend a qualified roofing professional evaluate and repair. 

Roof Roofing Professional
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Comment
2.1.2 - Coverings

Ponding

Observed ponding in one or more areas of roof. Ponding can lead to accelerated erosion and deterioration. Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional

3 - Cooling

Window/packaged units not inspected
No central AC unit for the building

4 - Heating

Average life expectancy for high efficiency units is 15-20 years and conventional units is 18-25 years.
Equipment: Approximate age
Old
Equipment: Energy Source
Natural Gas
Equipment: Effeciency
Conventional
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.

Equipment: Brand
Airtemp
Equipment: Data Plate Photo(s)
Distribution Systems: 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.

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.

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4.1.1 - Equipment

Inoperable

Heating element was inoperable at time of inspection. Recommend qualified HVAC professional evaluate & ensure functionality.

Fire HVAC Professional
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Comment
4.1.2 - Equipment

Needs Servicing/Cleaning

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
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Comment
4.1.3 - Equipment

Near or Past Typical Life Expectancy

Fire HVAC Professional

5 - Structure

Foundation & Basement: Inspection Method
Visual
Foundation & Basement: Material
Concrete, Stone, Masonry Block
Foundation & Basement: Type
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.

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.

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Comment
5.1.1 - Foundation & Basement

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
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Comment
5.1.2 - Foundation & Basement

Structural movement

House construction Structural Engineer
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Comment
5.2.1 - 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
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Comment
5.2.2 - Overhead Floor Structure

Joists Need Repair

One or more floor joists were damaged or improperly installed. This can cause damage to the structural integrity of the home. Recommend a qualified structural engineer evaluate and advise on how to correct.
House construction Structural Engineer
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Comment
5.2.3 - Overhead Floor Structure

Notches and/or holes
Various locations

Weakened structure. Possible structural movement. 

Contractor Qualified Professional

6 - Plumbing

Water Source
Not Determined
Main Water Shut-off Device: Location
Basement
Water Supply, Distribution Systems & Fixtures: Supply Piping Material
Copper
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
Unknown
Water Heater: Approximate age
1
Water Heater: Fuel
Electric
Water Heater: Location
Main Floor, Basement
Water Heater: Tank Capacity
Tankless, 40
Water Heater: Average life expectancy is 8-12 years.
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Unknown (Not Determined)
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
Ariston, 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: Data Plate Photo(s)
Water Heater: 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.

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.

Water Heater: Tankless, Electric

Hot water for the home was supplied by an electric tankless water heater. Tankless water heaters do not store water in a tank like conventional water heaters. When a hot water fixture is opened in the home, water flows into the water heater where it is heated by gas burners before flowing to the open hot water fixture. Tankless water heaters save energy by avoiding the stand-by losses associated with conventional water heaters which must constantly maintain water in a tank at a minimum temperature. Due to calcium build-up on components, tankless water heaters typically require service annually. Failure to service the water heater in a timely manner typically results in a reduced hot water flow rate. The Inspector recommends inspection by a qualified contractor.

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.

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Comment
6.4.1 - Water Heater

Corrosion

Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement.
Pipes Plumbing Contractor
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Comment
6.4.2 - Water Heater

Old, Inoperable- Replace

The water hear was old, inoperable, and needed to be replaced. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for replacement.

Pipes Plumbing Contractor
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Comment
6.4.3 - Water Heater

No Expansion Tank
Throughout

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.
Pipes Plumbing Contractor
$
Credit
Comment
6.4.4 - Water Heater

TPR Discharge Pipe Not Present
Multiple locations

Contractor Qualified Professional
$
Credit
Comment
6.4.5 - Water Heater

Improper Flue Slope

Contractor Qualified Professional

7 - Electrical

Service Entrance Conductors: Service Box (Meter Can) Capacity
100 Amp
Service Entrance Conductors: Service/Main Disconnect Location
Outside
Service Entrance Conductors: 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
Pushmatic
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
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Multiple Locations
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.

$
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Comment
7.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Knockouts Missing
Multiple locations

"Knockouts" are missing on the electric panel. This poses a safety hazard and it is recommended that the opening in the panel caused by the missing knockout(s) be properly sealed by a licensed electrician.

Electric Electrical Contractor
$
Credit
Comment
7.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Location- Closet

The Service panel was located in a closet.  Because of the combustible nature of clothing and inadequate clearances, Service panels are no longer allowed to be installed in closets.  The Inspector recommends consulting with a qualified electrical contractor to discuss options and costs for moving the Service panel to a proper location.

Electric Electrical Contractor
$
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Comment
7.2.3 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Dead Front (panel cover)
Multiple locations

Dead Front was missing attachment screws to securely fasten to the panel. Recommend installing all screws.

Wrench DIY
$
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Comment
7.2.4 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

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.

Contractor Qualified Professional
$
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Comment
7.2.5 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Dead Front (Panel Cover) Missing

Contractor Qualified Professional
$
Credit
Comment
7.2.6 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Obsolete panel
Various locations Throughout

Possible safety hazard, electric shock 

Contractor Qualified Professional
$
Credit
Comment
7.2.7 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing strain relief clamp
Multiple locations

Electric shock / fire hazard 

Contractor Qualified Professional
$
Credit
Comment
7.2.8 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Sharp tip screws

Electric shock / fire hazard 

Contractor Qualified Professional
$
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Comment
7.2.9 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Abandoned wires

Electric shock / fire hazard / safety hazard 

Electric Electrical Contractor
$
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Comment
7.2.10 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Grounds and neutrals not isolated

Electric Electrical Contractor
$
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Comment
7.2.11 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Oversized breaker

Contractor Qualified Professional