Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Overland Park, KANSAS 66207
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

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.    

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 DefectsInclude items or components that were found to have significant defects.. These should be addressed immediately by a Qualified Licensed Professional  

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, WDI Inspector (Termite)
General: Occupancy
Occupied
General: Type of Building
Single Family
General: Weather Conditions
Partly Cloudy
General: Utilities
All Utilities On


General: Temperature (approximate)
45 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. 

General: Schedule A Maintenance Inspection

Even the most vigilant owner can, from time to time, miss small problems or forget about performing some routine property repairs and seasonal maintenance. That's why an Annual Property Maintenance Inspection will help you keep your property 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 owner 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 property maintenance, and that includes hiring an expert once a year. Just as you regularly maintain your vehicle, consider getting an Annual Property Maintenance Inspection as part of the cost of upkeep for your most valuable investment your property. Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed owner. Protect your family's health and safety, and enjoy your property for years to come by having an Annual Property Maintenance Inspection performed every year. Schedule next year's maintenance inspection with your property inspector today!Every house should be inspected every year as part of a owner's routine property maintenance plan. Catch problems before they become major defects.

General: Recommended Inspection Services

The 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: What Really Matters In An Inspection

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

Property maintenance is a primary responsibility for every owner, whether you've lived in several properties of your own or have just purchased your first one. Staying on top of a seasonal property 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: REASONABLE EXPECTATIONS REGARDING A PROFESSIONAL PROPERTY INSPECTION:

There may come a time when you discover something wrong with the property, and you may be upset or disappointed with your property inspection. There are some things we'd like you to keep in mind. 

Intermittent or concealed problems: Some problems can only be discovered by occupying in a property. They cannot be discovered during the few hours of a property 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 property. 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 property 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 property 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 owners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As property 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 property inspected, and they didn't find this problem." There are several reasons for these apparent oversights: Conditions during inspection: It is difficult for owners to remember the circumstances in the house at the time of the inspection. Owners 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 property inspection is a visual examination. We don't perform invasive or destructive tests. 

Not insurance: In conclusion, a property inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a property 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 (if present)
General: Possible Asbestos and/or Lead Base Paint

Any home built prior to 1978 may contain lead base paint and any home may contain material that could contain asbestos. 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: 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 property construction, repair, etc will need to be contacted. 

2 - Roof

Coverings: Multiple Layers?
No
Coverings: Inspection Method
Binoculars, Walked accessible portion
Coverings: Approximate Age In Years (Visual Only)
10-15
Ventilation: Ventilation Type
Box/Turtle Vents
Coverings: Material
Asphalt
Chimney : Chimney Cap Material
Sheet Metal
Coverings: 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: OWNERS RESPONSIBILITY

Your job as the owner 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 owner's routine  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.

Chimney : 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.

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

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.

Chimney : Chimney Flue Inaccessible

The chimney flue was inaccessible without special equipment and was not inspected. 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.

Chimney : Too high to inspect chimney cap
$
Credit
Comment
2.1.1 - Coverings

Siding not cut back

Possible water damage to contents, finishes and or structure. 

Siding Siding Contractor
$
Credit
Comment
2.1.2 - Coverings

Discoloration

Roof shingles were discolored, which can be caused by moisture, rust or soot. Recommend a qualified roofing contractor evaluate and remedy with a roof cleaning or repair. 

Here is a helpful article on common roof stains. 

Roof Roofing Professional
$
Credit
Comment
2.1.3 - Coverings

Repaired/Patched Areas
Various locations

Contractor Qualified Professional
$
Credit
Comment
2.1.4 - Coverings

Possible Hail impact marks

Roof Roofing Professional
$
Credit
Comment
2.1.5 - Coverings

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. 

Roof Roofing Professional
$
Credit
Comment
2.1.6 - Coverings

Sealant needed
Various locations

Possible water damage to contents, finishes and or structure. 

Roof Roofing Professional
$
Credit
Comment
2.2.1 - Underlayment

Improper Overlap At Flashing

At the roof eves, roof edge (metal drip edge) flashing overlapped roof underlayment. This condition may result in decay of the lower edge of roof sheathing. Installation standards dictate that felt underlayment should overlap the edge flashing at eves.

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Gutters / Roof Drainage Systems

Rust

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

Roof Roofing Professional
$
Credit
Comment
2.3.2 - Gutters / Roof Drainage Systems

Debris
Throughout

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

Here is a DIY resource for cleaning your gutters.

Tools Handyman/DIY
$
Credit
Comment
2.4.1 - Flashings

Missing Kickout Flashing

Kick-out flashingwas missing where walls extended past roof edges. Kick-out flashing is designed and installed to divert water from behind the exterior wall covering at areas of the home where a sidewall extends out past a connecting roof eve. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. 

Roof Roofing Professional
$
Credit
Comment
2.7.1 - Flue Gas Vent Pipe(s)

Rust and/or damaged

Contractor Qualified Professional

3 - Attic

General: Inspection Method
Visual, Limited Access
General: Attic Access Location
Bedroom
General: Attic Access Type
Door
Roof & Ceiling Structure (attic): Inspection Method
Entered With Limited Access
Attic Insulation: Insulation Material
Fiberglass
Attic Insulation: Insulation Depth
9-12 inches
Roof & Ceiling Structure (attic): Material
Conventional Rafter Framing
General: Limited access/visibility
Vents, Flues & Chimneys: Limited Access/Visibility
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.

Ventilation: Attic Fan Sealed Not Operated
$
Credit
Comment
3.3.1 - Roof & Ceiling Structure (attic)

Possible mold

Possible structural movement and or damage. Possible health hazard. 

Hardhat Mold Inspector
$
Credit
Comment
3.7.1 - Exhaust Systems

Bathroom and or exhaust fan Vents Into Attic
Various locations

Bathroom and or exhaust 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

Foundation, Basement, Crawlspace: Material
Concrete
Foundation, Basement, Crawlspace: Type
Partial Basement, Slab on Grade
Foundation, Basement, Crawlspace: Floor Type
Concrete
Foundation, Basement, Crawlspace: Inspection Method
Visual
Overhead Floor Structure: Material
Standard wood joists
Overhead Floor Structure: Location To Access To View
Basement
Sump Pump: Location
Basement
Sump Pump: Present
Yes
Sump Pump: Operational?
Yes, Sealed, No access
General: OWNERS 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.

Flooring Insulation: Insulation Type
Foam Board, Some, Fibergalss, Batt
Foundation, Basement, Crawlspace: Finished basement

Limited visibility

Foundation, Basement, Crawlspace: Limited Visibility

Access to visually inspect one or more areas of the structure was limited at time of inspection. 

Overhead Floor Structure: Limited visibility (ceiling tiles not moved)
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.

Flooring Insulation: Visiblitiy

Typically, flooring insulation, if any, can only be seen and evaluated when finish material coverings  are not present and can be seen from the space below. Inspections are only visual and non-evasive.

Sump Pump: Sealed Shut - Could Not Observed Inside
Wall/General 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
4.2.1 - Foundation, Basement, Crawlspace

Concrete Surface Damage

This is a cosmetic defect. 

Mag glass Monitor
$
Credit
Comment
4.2.2 - Foundation, Basement, Crawlspace

Foundation Cracks - Minor

Cracking noted at the foundation. 

Here is an informational article on foundation cracks.

Mag glass Monitor
$
Credit
Comment
4.2.3 - Foundation, Basement, Crawlspace

Evidence of Structural Movement

Possible structural movement/damage. 

Contractor Qualified Professional
$
Credit
Comment
4.4.1 - Flooring Insulation

Insulation Missing in Areas
Various locations

Areas of the attic,wall structure have inadequate or missing insulation.  It is possible insulation was moved by a contractor or has settled in areas.
Contractor Qualified Professional
$
Credit
Comment
4.5.1 - Sump Pump

No battery back up

Contractor Qualified Professional

5 - Electrical

Service Entrance : Service Box (Meter Can) Capacity
200 Amp
Service Entrance : Service/Main Disconnect Type
Breaker
Service Entrance : 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: Wiring Method
NM Cable
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Not visible
Service Entrance : Electrical Service Conductors
Below Ground
General: OWNERS RESPONSIBILITY

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Branch Wiring, Circuits, Breakers & Fuses: Could not remove panel cover

Panel cover not be removed for safety and/or potential hazards. It is recommended to have the panel and branch wiring inspected by a qualified electrician. 

$
Credit
Comment
5.2.1 - Service Entrance

Meter can not properly secured (loose)

Possible loss of power and/or damage to equipment. Safety/Electric shock hazard. 

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

Double taps/lugging

Double-Tapping/Lugging 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. 

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

Panel Cover Sealed

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

Unsupported Wires

All cables, cable assemblies and conduit need regular support from the structure. Unsupported hanging wire has the potential to get caught and pulled causing a potential shock and fire hazard. Recommend attachment of wire to structure by qualified electrician.

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

Cover Plates Missing

At the time of the inspection, an electrical receptacle cover plate was missing. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. The Inspector recommends a cover plate be installed by a qualified professional.

Wrenches Handyman

6 - HVAC

Cooling Equipment: AC unit operated?
No
Cooling Equipment: Approximate age
9
Cooling Equipment: Size (Tons) Approximate
Unknown
Cooling Equipment: Type of free-on
R-410A
Cooling Equipment: Configuration
Central
Cooling Equipment: Thermostat Location
Wall Mounted
Cooling Equipment: Average life expectancy is 12-15 years
Heating Equipment: Humidifier Present?
Yes
Heating Equipment: Location
Basement
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Approximate age
9
Heating Equipment: Effeciency
High
Heating Equipment: Heating Method
Forced Air
Heating Equipment: Average life expectancy for high efficiency units is 15-20 years and conventional units is 18-25 years.
Heating Equipment: Thermostat Location
Wall Mounted
Cooling Equipment: Brand
Goodman
Cooling Equipment: Data Plate Photo(s)
Heating Equipment: Furnace operated?
Yes
Heating Equipment: Brand
Goodman
Heating Equipment: Data Plate Photo(s)
General: OWNERS 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.

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.

General: 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.

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.

Ductwork: Disclaimer

A representative sample of the visible 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.

General: 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. 

Cooling Equipment: No package units or window units are inspected (if present)
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. 

Heating Equipment: Humidifier inaccessible
Heating Equipment: Humidifier not tested
Heating Equipment: Space heaters and non centralized heating units are not inspected (if present)
Heating Equipment: Heat exchanger and/or elements not visible or limited visibility
Ductwork: Duct Cleaning

I did not inspect the interior of the ducts. It is recommended to have the ducts cleaned on a regular basis. 

$
Credit
Comment
6.2.1 - Cooling Equipment

Too cold to test

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
6.3.1 - Heating Equipment

Gas odor

Gas odor was present around furnace. Recommend further evaluation by qualified HVAC contractor. 

Contractor Qualified Professional
$
Credit
Comment
6.3.2 - Heating Equipment

Clean and service unit(s)

Fire HVAC Professional

7 - Plumbing

Main Shut Off, Supply & Distribution: Supply Piping Material
Copper
Main Shut Off, Supply & Distribution: Distribution Piping Material
Polybutelene
Main Shut Off, Supply & Distribution: Water Source
Not Determined
Main Shut Off, Supply & Distribution: Water pressure (typical pressure is between 40-80 PSI)
Water Heater (Hot Water Source): Approximate age
10
Water Heater (Hot Water Source): Fuel
Gas
Water Heater (Hot Water Source): Location
Basement
Water Heater (Hot Water Source): Tank Capacity
50
Water Heater (Hot Water Source): Average life expectancy is 8-12 years.
Waste & Vent Systems: Material
ABS
Waste & Vent Systems: Sewage System Type
Unknown (Not Determined)
(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, CSST (Corrugated Stainless Steel tubing)
(Gas Piping) Fuel Storage & Distribution Systems: Gas Type
Natural Gas
Main Shut Off, Supply & Distribution: Main Water Shut Off Location
Front of Basement
Water Heater (Hot Water Source): Manufacturer
GE
Water Heater (Hot Water Source): Data Plate Photo(s)
Waste & Vent Systems: Main Clean Out Location
Basement
Main Shut Off, Supply & Distribution: OWNERS 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.

Waste & Vent Systems: Back Flow Prevention

If present back flow prevention devices are not inspected or located during an inspection. If you wish to verify a back flow prevention is in place and/or operating correctly it is recommended to consult a qualified plumber for further evaluation. 

Main Shut Off, Supply & Distribution: Hot tubs, pools, saunas, spas, filtration systems, sprinkler systems, wells, private water sources are not inspected if present

It is recommended to contact a specialist to inspect these systems if they are present. 

Main Shut Off, Supply & Distribution: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

Main Shut Off, Supply & Distribution: Water pressure verified visually only. No pressure gauage test was performed.
Water Heater (Hot Water Source): Sealed Burn Chamber

If present the burn chamber of the water heater was sealed and the inspector was unable to evaluate its condition.

Waste & Vent Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Waste & Vent Systems: Grinder Pump Not Inspected Or Operated
(Gas Piping) Fuel Storage & Distribution Systems: Could not verify gas pipe bonding
(Gas Piping) Fuel Storage & Distribution Systems: No gas leak test was performed

A qualified plumber is recommended to evaluate and test gas lines for leaks. 

$
Credit
Comment
7.1.1 - Main Shut Off, Supply & Distribution

Polybutylene Supply Pipes

Water supply pipes were made from polybutylene material. This material can be prone to fail without warning, causing damage to the home structure. Recommend a qualified plumber evaluate further.

You can read more about polybutylene piping here and here

Pipes Plumbing Contractor
$
Credit
Comment
7.1.2 - Main Shut Off, Supply & Distribution

Not well supported

Water damage to contents, finishes and/or structure 

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

Evidence of Backdrafting

This gas-fired water heater showed evidence of backdrafting at the time of the inspection. "Backdrafting" is a condition in which the invisible, odorless, tasteless, toxic products of combustion from the water heater flue leak into the living space. 

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

Near End of Life

Water heater is near or past the average life expectancy of 8-12 years.

Water heater showed normal signs of wear and tear but is . Recommend monitoring it's effectiveness and replacing in the near future.

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

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.
Pipes Plumbing Contractor
$
Credit
Comment
7.2.4 - Water Heater (Hot Water Source)

Improper TPR Discharge Pipe Height

Discharge pipe needs to be within 6 inches of the floor with 3 inches of clearance from floor. 

Contractor Qualified Professional
$
Credit
Comment
7.2.5 - Water Heater (Hot Water Source)

Orphaned water heater

An orphaned water heater is when the furnace is replaced with a sealed combustion model leaving the water heater alone with a too big flue for the small amount of output it releases alone.


Here is a link to a helpful article 



Contractor Qualified Professional
$
Credit
Comment
7.3.1 - Waste & Vent Systems

Signs of Leakage

At time of inspection one or more of the drain lines showed signs of leaking. Recommend further evaluation by qualified plumber.

Pipes Plumbing Contractor

8 - Exterior

Driveways: Concrete
Walkways: Concrete
Steps & Stoops: Concrete
Siding, Flashing & Trim: Exterior Wall Covering Material
Wood, Brick
Decks, Balconies, Porches & Steps: Deck/Porch present
General: Disclaimer

The exterior of a home requires constant general maintenance and cleaning. An inspection is visual and non-evasive only and therefore not every square inch can been seen or inspected. It is up to the home owner to keep up on regular maintenance. Some maintenance items include but are not limited to caulking/sealing of siding, trim, windows, and doors, keeping gutters cleaned, washing the home, proper draining of downspouts etc.. When it comes to caulking/sealing, this is something that should be monitored and repaired or replaced as necessary. There are many areas of the home that require caulk/sealant. Caulk/sealant will dry out overtime due to constant temperature changes in the weather. If not properly maintained these are areas that can let water into the home and begin to deteriorate the structure. While there could be areas listed in your report that need caulked or sealed, be advised that it might not be every area of the home that needs it. Some maintenance items can be done DIY and others might need to be done by qualified contractors.

General: 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.

General: OWNERS 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.
Decks, Balconies, Porches & Steps: Unable to Properly Inspect

At time of inspection and due to design and height of deck the inspector was unable to properly inspect all portions of the deck. To have sufficient knowledge of the construction of the deck and to know of any potential safety concerns the deck would have to be dismantled. Although the deck was unable to be properly inspected it appeared that the deck was functional and serviceable. A general home inspection is visual and non-invasive. 

$
Credit
Comment
8.2.1 - Driveways

Driveway Cracking And/Or Settling

Recommend concrete contractor evaluate and repair. 

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
8.3.1 - Walkways

Walkway Cracking/Settling - Minor

Minor cosmetic cracks and or normal settling was observed at the time of inspection. Recommend monitor and/or patch/seal to prolong the life of the concrete. If conditions worsen, recommend further evaluation by qualified Concrete Contractor.

Contractor Qualified Professional
$
Credit
Comment
8.5.1 - Steps & Stoops

Railing Loose

One or more railings were loose at time of inspection. This is a safety hazard and should be repaired or replaced as soon as possible. Recommend repairs or replacement be made by qualified deck contractor

House front 1 Deck Contractor
$
Credit
Comment
8.5.2 - Steps & Stoops

Railing missing

Contractor Qualified Professional
$
Credit
Comment
8.7.1 - Siding, Flashing & Trim

Wood rot / Damaged/ Disrepair
Multiple locations

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

Contractor Qualified Professional
$
Credit
Comment
8.9.1 - Electric & Lighting

Missing GFCI protection

Potential safety hazard. 

Electric Electrical Contractor
$
Credit
Comment
8.10.1 - Decks, Balconies, Porches & Steps

Baluster space to wide

The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4 3/8-inch sphere for child safety. Recommend a qualified handyman or original installer repair and bring up to code.

House front 1 Deck Contractor
$
Credit
Comment
8.11.1 - Vegetation and Trees

Tree Overhang
One or more locations

Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage. 

Yard scissors Tree Service
$
Credit
Comment
8.11.2 - Vegetation and Trees

Vegetation Contact
One or more locations

At the time of inspection, overgrown bushes/shrubs were in contact with one or more exterior areas of the home. Vegetation too close to the structure can potentially cause damage through moisture retention/intrusion which can lead to decay, rot, and or wood destroying insects. Recommend evaluation by a qualified Landscape contractor to remedy. Shrubs and bushes should be trimmed back 18 inches from structure.

Tools Handyman/DIY
$
Credit
Comment
8.12.1 - Grading and Drainage

Improper slope and/or Negative Grading

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
8.13.1 - Gutters / Roof Drainage Systems

Downspouts Drain Near House
Various locations

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

9 - Garage

Garage Door Opener: Operation Method
Automatic (motorized)
Garage Door Opener: Number of Openers
All Doors, 2
Garage Door: Safety Cables Present?
Yes
Garage Door Opener: Vehicle door operated?
Yes
GFCI, Lighting (Electric) in Garage: GFCI-Protection Tested

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

Floor: Limited Visibility

Owners belongings prevented a complete visual inspection of the garage and all of its components. This inspection is only based on what could be seen and evaluated at the time of inspection. 

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
9.1.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Wrenches Handyman
$
Credit
Comment
9.2.1 - Garage Door Opener

Photoelectric Sensors - Improper Location

At the time of inspection the photoelectric sensors were installed in the wrong location. They should be installed on the garage door rails within 6 inches of the ground. This is a safety hazard to children and pets. 

Contractor Qualified Professional
$
Credit
Comment
9.2.2 - Garage Door Opener

Extension cord used for openers

Possible fire hazard. 

Contractor Qualified Professional
$
Credit
Comment
9.3.1 - Garage Door

Damaged/stretched Springs
Throughout

Garage door springs were stretched and in need of replacement. Recommend a qualified garage contractor replace. 

Garage Garage Door Contractor
$
Credit
Comment
9.5.1 - Ceiling

Water stain

Possible water damage to contents, finishes and or structure. 

Contractor Qualified Professional
$
Credit
Comment
9.6.1 - Floor

Settling and/or heaving

Garage floor shows signs of settling and or heaving in the soil beneath the slab. Recommend a qualified professional for correcting. 

Contractor Qualified Professional
$
Credit
Comment
9.7.1 - Walls & Firewalls

Possible mold

Hardhat Mold Inspector

10 - Interior Living Space

Air Quality: Odor
Normal
Presence of Smoke and CO Detectors: CO Detector Present?
No
Presence of Smoke and CO Detectors: Smoke Detector Present?
Yes
HVAC Supply: HVAC Supply Vent Located In Each Room?
Yes
Thermal Images: Water
Thermal Images: Heating
Air Quality: Radon mitigation system installed

The EPA recommends re-testing the radon levels every two years.

Doors & Windows: Limited Access
Presence of Smoke and CO Detectors: Detectors Not Tested

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

$
Credit
Comment
10.3.1 - Doors & Windows

Rubs/sticks
Various locations

Tools Handyman/DIY
$
Credit
Comment
10.3.2 - Doors & Windows

Does Not Latch

Tools Handyman/DIY
$
Credit
Comment
10.3.3 - Doors & Windows

Upper sash won’t stay up
Various locations

Contractor Qualified Professional
$
Credit
Comment
10.4.1 - Floors

Carpet Wrinkle
Various locations

Some areas of carpet have loosened and created a raised wrinkle.  While primarily a cosmetic issue, this could become a trip hazard.  Recommend having a qualified flooring professional lift, stretch and reattach the carpet.

Flooring Flooring Contractor
$
Credit
Comment
10.6.1 - Ceilings

Water stain(s)

Recommend further evaluation by a qualified professional. Possible water damage to contents, finishes and or structure. 

Contractor Qualified Professional
$
Credit
Comment
10.7.1 - Electric & Lighting

Open ground receptacle

Potential electric shock and safety hazard. 

Electric Electrical Contractor
$
Credit
Comment
10.7.2 - Electric & Lighting

Light Inoperable (could be bulb)

Contractor Qualified Professional
$
Credit
Comment
10.7.3 - Electric & Lighting

Loose

Potential electric shock and safety hazard. 

Wrenches Handyman
$
Credit
Comment
10.7.4 - Electric & Lighting

Missing cover plate

Contractor Qualified Professional
$
Credit
Comment
10.8.1 - Presence of Smoke and CO Detectors

Missing Smoke Detector
Multiple locations

I observed indications of a missing smoke detector. There should be a smoke detector in every room of the home. Hazard. 

Contractor Qualified Professional
$
Credit
Comment
10.8.2 - Presence of Smoke and CO Detectors

Missing CO Detector

I observed indications of a missing carbon monoxide detector. There should be a carbon monoxide detector on every floor.  Hazard. 

Contractor Qualified Professional
$
Credit
Comment
10.9.1 - Steps, Stairways & Railings

Baluster Spaces Too Wide
Multiple locations

The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4 3/8-inch sphere for child safety. Recommend a qualified handyman or original installer repair and bring up to code. 

Wrenches Handyman
$
Credit
Comment
10.9.2 - Steps, Stairways & Railings

Staircase- No Handrail

Although it had 4 or more risers, this staircase had no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. The Inspector recommends that a handrail be installed that complies with modern safety standards. All work should be performed by a qualified contractor.

Hammer Carpentry Contractor

11 - Bathrooms

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. 

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

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

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

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

Jetted (Hydromassage) Bathtub: Jets not tested

Due to no access to the electrical equipment. 

$
Credit
Comment
11.2.1 - Sinks, Tubs & Showers

Tub Stopper Defect

I observed that the tub stopper does not work. Defect. 

Pipes Plumbing Contractor
$
Credit
Comment
11.2.2 - Sinks, Tubs & Showers

Loose drain
1st Floor Hallway Bathroom

Loose connection at drain pipe.

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

Improper trap material

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

No shut off valves present

Missing shut off valves below sink

Pipes Plumbing Contractor
$
Credit
Comment
11.2.5 - Sinks, Tubs & Showers

Sealant Needed

Potential for water damage 

Tools Handyman/DIY
$
Credit
Comment
11.3.1 - Jetted (Hydromassage) Bathtub

Missing Access at Hydromassage Tub

I observed missing access to the electrical equipment for the hydromassage bathtub. 

Access is required to all electrical equipment of the hydromassage tub. Receptacles supplying equipment must be located so the face is within direct view and within 1 foot of the service access opening. 

Electric Electrical Contractor
$
Credit
Comment
11.6.1 - GFCI & Electric in Bathroom

GFCI Improperly Wired

I observed a defect at the GFCI in the bathroom. It was not properly wired. 

Electric Electrical Contractor
$
Credit
Comment
11.6.2 - GFCI & Electric in Bathroom

Receptacle Is Not GFCI Protected

I observed that the receptacle in the bathroom is not testing as being GFCI protected. This is a hazardous condition. 

Electric Electrical Contractor
$
Credit
Comment
11.7.1 - Heat Source in Bathroom

Missing Heat Source in Bathroom

I observed that there is a missing heat source in the bathroom. Every bathroom should have a source of heat. 

Th Heating and Cooling Contractor
$
Credit
Comment
11.8.1 - Cabinetry, Ceiling, Walls & Floor

Wall Damage

I observed damage at the bathroom wall.

Wrenches Handyman

12 - Kitchen

General: General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Sink: Water ran at sink?
Yes
Garbage Disposal: Garbage Disposal Operated?
Yes
Refrigerator: Refrigerator Present?
Yes
Dishwasher: Dishwasher Operated?
Yes
Range/Cooktop/Oven: Range/Cooktop/Oven Operated?
Yes
Built-in Microwave: Microwave Operated
Yes
Exhaust Fan: Exhaust System Operated?
Yes
GFCI: GFCI Tested

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

Refrigerator: Refrigerator Was On

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

Windows: Windows Inspected

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

$
Credit
Comment
12.3.1 - GFCI

Missing GFCI Protection

I observed indications of missing GFCI protection in the kitchen. All kitchen counter receptacles are required to be GFCI protected. 

Electric Electrical Contractor
$
Credit
Comment
12.5.1 - Sink

Improper trap design

Potential sewage drainage problems. 

Pipes Plumbing Contractor
$
Credit
Comment
12.5.2 - Sink

Fixture leaking

Contractor Qualified Professional
$
Credit
Comment
12.5.3 - Sink

Improper trap material

Contractor Qualified Professional
$
Credit
Comment
12.6.1 - Dishwasher

No High Loop

The dishwasher drain line was not installed with a "high loop". The drain hose must have the high loop from the floor to prevent back-flow of water into the dishwasher or water siphoning out during operation.  The Inspector recommends drain line to be installed in this manner.

Tools Handyman/DIY
$
Credit
Comment
12.6.2 - Dishwasher

Drain not connected to disposal

Contractor Qualified Professional
$
Credit
Comment
12.7.1 - Range/Cooktop/Oven

Range not fastened

No anti-tip bracket installed.  Safety hazard.

Tools Handyman/DIY

13 - Laundry

Clothes Washer: Washer Hookups Present?
Yes
Clothes Dryer: Dryer Hookups Present?
Yes
Clothes Washer: Did Not Inspect

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

Clothes Dryer: Did Not Inspect

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

14 - Fireplace(s)

Fireplace (Hearth, Firebox, Damper): Fuel
Wood
Fireplace (Hearth, Firebox, Damper): Disclaimer

The scope of a fire place inspection is limited to the readily accessible and visible portions of the fireplace chimney exterior, interior, accessible portions of the appliance, and its connections. It is highly recommended and extremely important that all fireplaces and chimneys be inspected by a certified chimney sweep before its first use.

$
Credit
Comment
14.1.1 - Fireplace (Hearth, Firebox, Damper)

Clean and inspect fireplace before use

Recommend cleaning and full inspection by qualified chimney/fireplace contractor.

Fire Fireplace Contractor

15 - Sewer Scope

General: Types of material
Unknown
General: Flowing/Functioning As Intended
Unknown
General: Sewer Scope Completed
No

If no sewer scope was completed, note that 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.